What to Look for in a LIM Report NZ — The Complete Buyer's Guide

You've found a property you love. The auction is in two weeks. Your lawyer has advised you to get a LIM report — but when it arrives, it's 40 pages of dense council records, zoning maps, and building consent histories.

Most buyers skim it. That's a mistake that can cost tens of thousands of dollars.

This guide breaks down exactly what a LIM report is, what every section means, and — most importantly — which red flags should make you pause, negotiate, or walk away entirely.

What Is a LIM Report?

A Land Information Memorandum (LIM) is an official document issued by your local council. It summarises everything the council knows about a property, including:

• All building consents ever issued for the property
• Code compliance certificates (CCCs) and any that are missing
• Drainage plans and stormwater connections
• Flood risk, overland flow paths, and coastal hazard zones
• Zoning information and any resource consents
• Contaminated land or hazardous substances on record
• Special features and conditions the council has noted

It does not include information about building work done without any consent — which is exactly why you also need a builder's report. The LIM only shows what the council knows about.

How to Get a LIM Report in NZ

You apply directly through your local council's website. Every region has its own portal — Auckland Council, Wellington City Council, Christchurch City Council, and so on. You'll need the property's legal description (found on the listing or title), and you pay a fee upfront.

Standard processing time is 10 working days. Most councils offer an urgent service (2–3 working days) for roughly double the fee. During peak periods or for complex properties, always order the LIM the moment your offer is accepted — 10 working days disappears fast when you're in a due diligence window.

The 7 Biggest Red Flags in a LIM Report

Not everything in a LIM is cause for alarm — most properties have a long history of minor work. Here's what actually matters:

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  Consents Issued, No CCC Work was permitted by council but was never inspected and signed off. This is the most common serious issue — legalising uncertified work can cost $5,000–$50,000+.
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  Flood or Overland Flow Path Notation The property sits in or near a floodplain or a path stormwater takes during heavy rain. This affects insurance costs, insurability, and future value.
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  Structures With No Building Records A deck, sleepout, or garage that appears in the LIM photos but has zero consent history. It was built without permission. Councils can require you to remove or legalise it.
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  Notice of Requisition or Building Use Condition Formal council requirements attached to the property that must be complied with. These carry over to new owners.
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  Contaminated Land Notation Common in older properties or former orchards (organochlorine pesticides), petrol stations, or industrial sites. Remediation can be expensive and is complex to insure.
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  Drainage Issues or Private Drain Agreements Shared drains with neighbours can create ongoing maintenance obligations. Check who is responsible and whether there are any existing disputes.
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  High-Intensity Flooding or Coastal Hazard Council maps showing the property in a coastal erosion or sea-level rise hazard zone. Increasingly important as insurers tighten criteria in affected areas.

Section-by-Section Breakdown

Section 1 — Property Description and Zoning

Confirms the legal description, land area, and how the property is zoned under the district plan. Check: Does the current use match the zone? If it's a commercial property in a residential zone — or a two-flat in a single-dwelling zone — you may have compliance issues.

Section 2 — Building Consents and Code Compliance

This is the most critical section. Every consent ever issued for the property will be listed. For each one, check whether a Code Compliance Certificate (CCC) was issued. No CCC means the work was started but never inspected to completion. This is extremely common with extensions, decks, and sleepouts built in the 1990s–2000s.

Section 3 — Drainage and Services

Shows whether the property connects to the public stormwater and wastewater networks, and maps any private drainage. If you see "private drain" or "shared drain," request the drainage diagram and check your obligations. A shared drain that crosses a neighbour's property can create real headaches when it needs maintenance or replacement.

Section 4 — Hazards and Special Land Features

This section covers flooding, coastal hazards, steep slope instability, and contamination. In Auckland, the "overland flow path" notation has become particularly significant since the 2023 floods. If the property sits in or near a path, check with the council's flood information tool and verify what the current insurance status is — call a broker directly, don't rely on the vendor's current policy.

Section 5 — Special Features and Conditions

Anything else the council has formally noted — protected trees, heritage designations, easements the council is aware of, or resource consents for neighbouring properties that may affect yours. Heritage and tree protection in particular can limit what you can do with the property.

What a LIM Report Doesn't Tell You

A LIM only shows what the council knows. It will not tell you about:

• Unpermitted work done without any application — a deck built without ever contacting council won't appear anywhere in the LIM. This is why you need a builder's report.
• Title issues, easements, or covenants — these are on the property title, not the LIM. Your lawyer orders a title search separately.
• Leaky building history — the LIM may have some weather-tightness repair consents, but the full picture of leaky home remediation usually requires direct inquiry.
• Neighbourhood disputes or resource consent applications on neighbouring properties — ask the council planning department directly if you're concerned about development next door.

Your LIM Report Checklist

Use this before going unconditional:

• Every building consent has a matching Code Compliance Certificate
• No flood, overland flow path, or coastal hazard notation — or you've confirmed insurability
• All structures visible in photos match the consent history
• No notices of requisition or outstanding building use conditions
• No contaminated land notation (or remediation is confirmed complete)
• Drainage is connected to public network, no problematic private drain sharing
• No heritage designation or protected tree that limits future work
• Zoning matches current use (or intended use is permitted)

What To Do If You Find Issues

Finding a red flag doesn't mean the deal is dead. Here's a practical approach:

1. Quantify the cost. Get a quote from a building professional or the council for what it would cost to remediate or legalise the issue. Uncertified work can sometimes be retrospectively consented for a few thousand dollars; other times it requires demolition.

2. Negotiate the price or ask the vendor to fix it. A consent without a CCC is a negotiating tool. You can request a price reduction equal to the estimated remediation cost, or ask the vendor to obtain the CCC before settlement.

3. Request a vendor warranty in the S&P agreement. Your lawyer can draft a clause requiring the vendor to warrant that all building work was done with consent and that there are no outstanding council notices.

4. Walk away if the risk is unquantifiable. If the LIM reveals contamination from an unknown source, or a structure that council is actively pursuing enforcement action on, it may be safer to walk away and use your due diligence condition.