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

​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:

1. 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.
     
2. 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.
     
3. Form 12A Certificates:
   
   • Each system gets its own Form 12A signed by the relevant IQP.
     
4. 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.
  

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