A Land Information Memorandum (LIM) report is one of the most powerful tools available to NZ property buyers and builders — yet many people skim through it without fully understanding what they're reading. Whether you're purchasing an existing home, a section, or planning a new build, getting to grips with your LIM report before you commit can save you from costly surprises down the track.
What Is a LIM Report?
A LIM report is an official document issued by your local council that summarises all the information the council holds about a specific property. It's compiled under the Local Government Official Information and Meetings Act 1987, and councils are required to issue one within ten working days of a request (or five working days if you pay an urgency fee).
The report draws together records from multiple council departments — building, planning, drainage, and rates — into a single document. It is a snapshot of what the council knows at the time of issue, which is an important distinction: it does not capture everything that has ever happened on a property, only what has been formally recorded.
What Does a LIM Report Contain?
While the exact format varies between councils, a typical LIM report will include:
- Building consents and code compliance certificates (CCCs) — a record of consented building work and whether it received a final CCC
- Resource consents — any planning approvals granted for the property
- Rates information — current rates and any arrears
- Drainage and stormwater — location of public drains, easements, and any known flooding or overland flow paths
- Hazards — land instability, contamination, erosion risk, or proximity to fault lines
- Special land features — heritage overlays, HAIL (Hazardous Activities and Industries List) status, or coastal hazard zones
- Zoning — what the property is zoned for under the district plan
- Any notices, requisitions or orders — such as outstanding work required by the council
Understanding each of these sections is critical before you sign a sale and purchase agreement or lodge a building consent application.
Key Red Flags to Watch For
Not everything in a LIM report is cause for alarm, but certain entries deserve close attention:
Consents Without CCCs
If building work has a consent on record but no code compliance certificate, it means the council never signed off that the work was completed to the required standard. This is one of the most common issues found in older NZ homes. Unconsented or non-compliant work can affect your ability to get insurance, finance, or on-sell the property. Always cross-reference the consent history against what you can physically see on site.
Drainage and Flooding Notations
Overland flow paths and flood-prone land notations can significantly affect what you're able to build and where. Check whether any drainage easements cross the property — these can restrict where you place structures.
Hazardous Land or Contamination
HAIL sites (former dry cleaners, petrol stations, orchards, etc.) may require soil testing before development. Your council's LIM will flag if the property is on or near a HAIL site.
Outstanding Notices or Orders
Any unremedied notices from the council — such as a requirement to fix a retaining wall or address drainage — become your problem the moment you settle. These should be negotiated as conditions of sale.
LIM Reports and the NZ Building Code
The LIM report is closely tied to the NZ Building Code, administered by MBIE Building Performance. When you're planning a new build or significant renovation, the LIM helps you understand what constraints exist on the site before you even engage an architect or designer. For example, if the LIM shows the land is in a flood hazard area, your building consent application will need to address how the design meets Building Code clause E1 (surface water).
For buyers of existing homes, the LIM helps identify whether previous owners carried out work that required — but didn't obtain — building consent. BRANZ research has consistently highlighted unconsented work as a significant issue in the NZ housing stock, particularly in homes built or renovated between the 1970s and early 2000s.
How to Order a LIM Report
You can order a LIM report directly from your local council, either online or in person. Costs and turnaround times vary by council, but as a guide, standard LIM reports typically cost between $200 and $400, with urgency fees on top. Your real estate agent or solicitor can also order one on your behalf.
Always order the LIM yourself or through your solicitor — don't rely solely on a vendor-supplied LIM, as it may be out of date.
Comparing LIM Report Scenarios
| Situation | What to Check in the LIM | Action |
|---|---|---|
| Buying an existing home | Consent history, CCCs, drainage | Get a building inspection alongside the LIM |
| Buying a bare section | Zoning, hazards, services, easements | Confirm buildability with your designer |
| Planning a new build | Flood/hazard overlays, drainage, heritage | Factor constraints into your design brief |
| Buying an investment property | Rates arrears, outstanding notices | Negotiate remediation before settlement |
When to Call a Professional
A LIM report tells you what the council knows — a registered building inspector tells you what's actually happening on the ground. These two documents work best together. A building inspector can:
- Identify physical signs of unconsented work that the LIM may not have flagged
- Assess whether work recorded in the LIM appears to have been completed correctly
- Provide a written report you can use in sale negotiations or insurance applications
Look for inspectors who are Licensed Building Practitioners (LBPs) or members of a recognised inspection body. You can find qualified local building inspectors on tradedirectory.co.nz.
If the LIM reveals drainage concerns, a drainlayer or engineer may also need to be involved. For any electrical or plumbing work flagged as potentially unconsented, only a licensed electrician (registered with the EWRB) or licensed plumber/drainlayer (registered with the PGDB) can legally assess and remediate that work.
Realistic Timeline for Getting a LIM
- Order the LIM: As soon as you're seriously interested in a property — ideally before making an offer, or as a condition of your offer
- Standard processing: Up to 10 working days from the council
- Urgency processing: Up to 5 working days (additional fee applies)
- Review with your solicitor: Allow at least 2–3 days to read and discuss the report
- Building inspection: Book this to run concurrently with the LIM, not after
Building in enough time to properly review a LIM is essential. Rushing this step is one of the most common mistakes NZ buyers make.
Budgeting for Due Diligence
As a rough guide only, your pre-purchase due diligence costs might include:
- LIM report: a few hundred dollars (council fee)
- Building inspection: varies by property size and inspector, but typically a few hundred dollars
- Solicitor review: part of your standard legal fees
Think of these costs as insurance — they are a small fraction of what an undiscovered problem could cost you after settlement.
Licensed Building Practitioner (LBP)
BCITO Qualified
