LIM Report vs Building Report

The LIM is a paper-based report from the council. It tells you about building consents, resource consents, zoning, natural hazards, and other council-held information. It's essential for understanding the regulatory and environmental context of a property.

However, a LIM cannot tell you about the physical condition of the building. A property could have a clean LIM but serious moisture problems, structural issues, or deferred maintenance.

A building report (also called a property inspection or building inspection) is a physical assessment of the property by a qualified building inspector. They examine the structure, cladding, roofing, plumbing, electrical systems, moisture levels, and overall condition.

A good building report will identify current defects, potential future problems, and estimated costs for repairs. It's particularly important for older homes and properties with weathertight cladding systems (monolithic cladding, plaster, etc.).

Yes. The LIM and building report are complementary, not alternatives. The LIM reveals issues in council records (unconsented work, hazard zones); the building report reveals physical defects (leaks, rot, structural problems). A property could pass one and fail the other.

Order the LIM as early as possible (it has a longer turnaround time). Schedule the building inspection to happen during the LIM processing period. Ideally, you'll have both reports before your due diligence conditions expire.