AI LIM Report Review for NZ Home Buyers
Your LIM is 100+ pages of council records. Shire reads every one, surfaces the red flags — unconsented work, hazards, drainage, missing CCCs — and answers your questions with page citations.
$20 of free credits on signup — enough for a full property's documents. No credit card required.
How It Works
Upload your LIM
Drop in the PDF from any NZ council — Auckland, Wellington, Christchurch, or anywhere else.
AI reads every page
Shire extracts the facts, cross-references consents against CCCs, and surfaces the risks a cautious buyer would want to know.
Ask anything
Chat with your documents. Every answer cites the page it came from, so you can verify it yourself.
What Shire Checks in Your LIM
The risks that cost buyers the most — surfaced automatically, with links back to the exact pages they appear on.
Unconsented work & missing CCCs
Building consents with no Code Compliance Certificate, and works the council has no record of — the issues that derail insurance and lending.
Flood & natural hazard overlays
Flood plains, overland flow paths, coastal erosion and inundation zones recorded against the property.
Fill land & contamination
Filled ground, slips, and HAIL (hazardous activities and industries list) records that affect foundations and land use.
Weathertightness-era risk
Cladding and consent dates cross-referenced against the leaky-building era, flagged for further inspection.
Drainage & private drains
Public drains running through the section, private drain responsibilities, and stormwater constraints that limit development.
Rates, zoning & compliance
Rates arrears, zoning rules, requisitions, and licences or notices recorded against the property.
One Property. Every Document. One Answer.
A LIM only tells you what the council knows. Shire reads your LIM alongside your building inspection report, record of title, and sale & purchase agreement — so when the LIM shows a consent with no CCC and your building report notes recent renovations, you hear about it as one risk, not two disconnected facts.
Then ask anything, in plain English. Every answer cites the document and page it came from.
Built for Every Kind of Buyer
First home buyers
Your first LIM is 100+ pages of council jargon. Shire translates it into plain English so you know what you're signing up for.
Property investors
Screening multiple properties? Get consistent risk summaries across every LIM instead of re-reading each one line by line.
Buyer's agents & advisors
Give clients a clear, source-cited risk picture in minutes, and spend your time on judgement instead of document trawling.
Simple Pay-As-You-Go Pricing
No subscription. No lock-in. Single-document review services charge $25–$50 per report — Shire analyses your whole property, and your first one is on us.
Free to start
$20
of credits on signup — enough for a full property's documents. Property research when you add an address is always free.
Documents
$0.99 + 9c/page
Per document, any type. A typical 100-page LIM is about $10 — analysed in minutes, not days.
Ask anything
Cents per question
Chat is billed by usage — typically a few cents a question, with every answer cited back to your documents.
Frequently Asked Questions
What is a LIM report?
A Land Information Memorandum (LIM) is an official council report summarising everything the council knows about a property — consents, code compliance certificates, natural hazards, zoning, drainage, and rates. It's a core piece of pre-purchase due diligence for NZ buyers.
What does Shire's AI actually check in my LIM?
Shire reads every page and surfaces unconsented building work, consents without a Code Compliance Certificate, flood and natural hazard overlays, fill land and contamination records, drainage and private drain issues, weathertightness-era risk, and rates or compliance notices — each linked back to where it appears in the document.
How much does it cost?
You get $20 of credits free on signup — enough to analyse a full property's documents. After that it's pay-as-you-go: $0.99 per document plus 9c per page, so a typical 100-page LIM costs about $10. Property research when you add an address is always free, and there's no subscription.
How long does the analysis take?
A few minutes for a typical LIM. Once processed, the extracted facts and risk flags appear on your property dashboard and you can start asking questions straight away.
Does this replace my lawyer or building inspector?
No — and it shouldn't. Shire helps you understand what's in your documents and which questions to ask, so the time you spend with your lawyer and inspector is better targeted. Always get professional advice before going unconditional.
Can Shire read my other property documents too?
Yes. Shire analyses your LIM alongside your building inspection report, record of title, and sale & purchase agreement — and correlates risks across all of them, which single-document tools can't do.
Is my LIM kept private?
Yes. Your documents are stored securely against your own property workspace, are never shared with other users, and are only used to generate your analysis. See our privacy policy for details.
New to LIMs? Read our full guide: LIM Report — How to Read One Before You Buy or see LIM ordering details for your council in our Council Property Guides.
Know what's in your LIM before you commit
Upload it now — first analysis is on us
No commitment required · Start free