A LIM report (Land Information Memorandum) is one of the most important documents in any NZ property purchase. It’s a comprehensive summary of all the information the local council holds about a property — and reading it carefully can save you from an expensive mistake.
What Is a LIM Report?
A LIM is issued by the territorial authority (local council) under the Local Government Official Information and Meetings Act 1987. Every council in New Zealand is required to issue a LIM on request for any property in their district.
The LIM brings together all the information scattered across different council departments into one document. It’s not an inspection or assessment — it’s a record of what the council knows and has on file.
What a LIM Contains
Building consents and CCC: A full list of every building consent the council has on record for the property, with the date, description of the work, and whether a Code of Compliance Certificate (CCC) was issued. This is often the most important section.
Rates information: Current and outstanding rates. Unpaid rates are a charge against the property and transfer to the new owner if not paid at settlement.
Stormwater and wastewater: The council’s records of connections to the public stormwater and wastewater systems. In rural areas, this may note that the property relies on a septic tank.
Special land features or hazard information: Any council-held information about natural hazards:
- Flood risk areas
- Erosion or instability
- Land contamination (from previous industrial use, or specifically identified contamination)
- Coastal hazard zones
Note: The LIM only includes information the council holds. A hazard that exists but isn’t in the council’s records won’t appear in the LIM.
Resource consents: Any resource consents issued for the property or adjoining land that may affect use.
Any notices or orders: Enforcement notices, orders to fix, or other regulatory notices from the council.
Scheme plan and property information: The property’s legal description, certificate of title reference, and zoning.
What a LIM Does NOT Contain
Understanding what’s missing is as important as what’s there:
- Physical condition of the building — the LIM doesn’t tell you if the building is sound or weathertight. That requires a building inspection.
- Private covenants or easements — these are on the title, not the LIM. Your solicitor handles the title search.
- Natural hazards not in the council’s records — the council may not have hazard information about your specific site. Additional research is sometimes needed.
- Neighbour disputes — boundary disputes or resource consent objections that weren’t resolved through the council may not appear.
How to Read the Consent Section (Most Critical)
The building consents section requires careful attention. For each consent, check:
Is there a CCC (Code of Compliance Certificate)? A CCC confirms the building work passed final inspection. Consented work without a CCC means the inspector never confirmed it was done properly. This is common and ranges from minor (small deck) to serious (structural work).
Does the house have a CCC for its original construction? Very old houses (pre-1992) often didn’t have CCC requirements at the time of construction, so no CCC isn’t unusual for the original dwelling. Check when the house was built.
Is there work that’s NOT on the consent register? Walk through the property and compare what you see with what the consents record. A conversion, extension, or alteration that has no consent is “unconsented work.” This is a significant issue.
Red Flags in a LIM Report
1. Unconsented work You identify a sleep-out, converted garage, or extension that has no consent on the LIM. Unconsented work creates risk:
- It may not be structurally sound or weathertight
- The council can order it removed or require retrospective consent (expensive)
- Banks may refuse to lend against properties with substantial unconsented work
- It may affect your insurance
2. CCC outstanding for significant work Structural work, major additions, or weathertight cladding replacements that have a consent but no CCC mean the work was never signed off. Get a building inspector specifically to assess this work.
3. Flood or natural hazard notation If the council has a flood hazard notation for the property, investigate further:
- Get the full flood hazard maps from the regional council
- Check the floor level against the flood level
- Get an insurance quote before committing — some flood-prone properties have extremely high premiums or are uninsurable for flood
- Understand what this means for future saleability
4. Remediation orders or enforcement notices Any outstanding orders from the council mean there’s an unresolved issue. Understand what the order is for and its status before proceeding.
5. Outstanding rates Rates in arrears must be cleared — either the vendor pays them at settlement, or they’re deducted from the purchase price. Confirm this is addressed in the sale agreement.
How to Get a LIM Report
A LIM can be obtained by:
- The buyer directly — you can apply to the council yourself
- Your solicitor — commonly handled by your solicitor as part of the purchase
- Through a property information provider — some services bundle LIM retrieval
Cost: $150–$450 depending on the council and whether you choose standard or urgent processing.
Turnaround:
- Standard: 5–10 working days
- Urgent: 1–3 working days (higher cost)
If buying at auction, order the LIM early — well before the auction date — so you have time to read it and potentially get specialist advice on anything concerning.
The Vendor’s LIM
In some cases, especially for auctions, the vendor’s agent will provide a LIM as part of the property information pack. This can be useful but check the date — a LIM that’s more than 3–4 months old may not reflect recent information. For significant purchases, it’s worth getting a fresh one.
LIM vs Title Search vs Building Inspection
| Due diligence tool | What it reveals | Who provides it |
|---|---|---|
| LIM report | Council records: consents, rates, hazards, zoning | Local council |
| Title search | Legal ownership, mortgages, easements, covenants | Land Information NZ (via your solicitor) |
| Building inspection | Physical condition of the building | Independent building inspector |
All three are recommended for any significant property purchase.
Further Reading
- Due Diligence When Buying a House NZ — full due diligence checklist
- Building Inspection NZ — physical inspection guide
- House Buying Process NZ — the full buying journey
- Making an Offer on a House NZ — conditional offers and how they protect you