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What's a 12A and how does it relate to my bwof?

29/4/2025

What is a Form 12A?

A Form 12A is a certificate completed and signed by an Independent Qualified Person (IQP) to confirm that a specific specified system (e.g., fire alarms, sprinklers, lifts) in a building has been:

Inspected
Maintained
Performed as required

...for the previous 12 months, in accordance with the compliance schedule.

How it Fits into the BWOF Process

Here's how the pieces connect:

Compliance Schedule:
- Lists all the specified systems in the building (e.g., SS2 – fire alarms).
- Sets out how and when each system must be inspected or maintained.
IQP (Independent Qualified Person):
- Carries out or oversees the inspection/maintenance of each specified system.
- Issues a Form 12A for each system, confirming it's in good working order.
Form 12A Certificates:
- Each system gets its own Form 12A signed by the relevant IQP.
BWOF (Building Warrant of Fitness):
- The building owner compiles all valid Form 12As.
- They then complete and submit the BWOF to the council and display it in the building.

Example – Fire Alarm Monitoring

If your building has a fire alarm system that includes monitoring (SS2), then:

A certified IQP must inspect the fire alarm and monitoring functions regularly.
At the end of the year, the IQP issues a Form 12A confirming the fire alarm and monitoring system has met compliance.
The owner includes this Form 12A with the BWOF to prove the system has been maintained.

BWOF, Compliance schedules, and fire alarm monitoring

29/4/2025

In New Zealand, a BWOF (Building Warrant of Fitness) and a compliance schedule are essential components of the Building Act 2004 that relate to the ongoing safety and functionality of commercial buildings (and certain multi-unit residential buildings).

Compliance Schedule

A compliance schedule is a document issued by the local territorial authority (usually your city or district council) when:

A building contains specified systems (like fire alarms, sprinklers, lifts, mechanical ventilation, etc.)
These systems are essential for health, life safety, or building functionality

The compliance schedule lists:

All specified systems in the building
The performance standards those systems must meet
The inspection, maintenance, and reporting procedures required to ensure they continue to function properly

BWOF (Building Warrant of Fitness)

The BWOF is a certificate the building owner must issue annually to:

Confirm that the inspection, maintenance, and reporting procedures for all specified systems have been carried out in accordance with the compliance schedule
Demonstrate that the building is safe to occupy

This BWOF must be:

Displayed publicly in the building (typically near the main entrance)
Sent to the local council, along with supporting certificates from Independent Qualified Persons (IQPs) who inspect and maintain the systems

When Fire Alarm Monitoring Is Required

Whilst all building owners should have their fire alarm systems monitored in their buildings, some buildings require it. Fire alarm monitoring is typically required if the building has a "Type 4" fire alarm system — an automatic fire detection system with alarm monitoring — and any of the following apply:
1. It is required by the Building Code or Fire Engineer’s design

If a fire report or fire design submitted during the building consent process specifies monitoring as part of compliance.
This is especially common in buildings with:
- Sleeping risks (e.g. hotels, motels, hostels)
- High occupancy (e.g. malls, schools, cinemas)
- Risk to public safety (e.g. hospitals, aged care facilities)
- Fire cell separation challenges (e.g. shared tenancy warehouses)

2. It's a condition of the building consent

If the fire alarm monitoring was included as part of the specified systems during the consent process, then it will appear in the compliance schedule.

3. Required by insurers or Fire and Emergency NZ (FENZ)

Sometimes insurance providers or Fire and Emergency NZ require monitoring even if not strictly required under the Building Code, particularly for higher-risk buildings.

Implications for the BWOF

If fire alarm monitoring is included in the compliance schedule as a specified system (usually under SS2 – Automatic or manual fire alarm systems), then:

The fire alarm system must be regularly inspected and maintained by an Independent Qualified Person (IQP).
This must be documented and certified as part of the annual BWOF.
The building owner must ensure a contract is in place with an approved monitoring service provider such as AFAM..

We've Moved!

10/6/2024

569 Wairakei Road, Burnside, Christchurch, 8053

Exciting news. After eight years at our previous premises in Riccarton, we've moved to much larger premises at 569 Wairakei Road, Burnside, Christchurch. Our phone numbers and other contact details remain unchanged.

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Providing Fire Alarm Monitoring and FENZ Direct Connections throughout New Zealand since 2005

Phone: 03 341 0464 | Email: [email protected]

What's a 12A and how does it relate to my bwof?

What is a Form 12A?

How it Fits into the BWOF Process

Example – Fire Alarm Monitoring

We're here to Help

BWOF, Compliance schedules, and fire alarm monitoring

Compliance Schedule

BWOF (Building Warrant of Fitness)

When Fire Alarm Monitoring Is Required

Implications for the BWOF

We're here to Help

We've Moved!

569 Wairakei Road, Burnside, Christchurch, 8053

Blog

Archives

Categories

​Providing Fire Alarm Monitoring and FENZ Direct Connections throughout New Zealand since 2005

Phone: 03 341 0464 | Email: [email protected]

What's a 12A and how does it relate to my bwof?

​What is a Form 12A?

​How it Fits into the BWOF Process

​Example – Fire Alarm Monitoring

We're here to Help

BWOF, Compliance schedules, and fire alarm monitoring

Compliance Schedule

BWOF (Building Warrant of Fitness)

When Fire Alarm Monitoring Is Required

​Implications for the BWOF

We're here to Help

We've Moved!

569 Wairakei Road, Burnside, Christchurch, 8053

Blog

Archives

Categories

Providing Fire Alarm Monitoring and FENZ Direct Connections throughout New Zealand since 2005

What is a Form 12A?

How it Fits into the BWOF Process

Example – Fire Alarm Monitoring

Implications for the BWOF