LIM Report vs Building Report
A LIM tells you what the council knows on paper. A building report tells you the physical condition of the property. They cover completely different things — get both.
Side-by-Side Comparison
| Attribute | LIM Report | Building Report |
|---|---|---|
| Source | Local council | Independent building inspector |
| Cost | $250-$565 | $400-$800+ |
| Turnaround | up to 10 working days | 2-5 working days |
| Content focus | Council records, consents, zoning, hazards | Physical condition, defects, maintenance |
| Unconsented work | May show consents without CCC | May identify work that doesn't match consents |
| Moisture issues | No | Yes — moisture testing included |
| Structural assessment | No | Visual structural assessment |
| Future maintenance | No | Yes — upcoming maintenance needs |
LIM Report Explained
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.
Building Report Explained
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.).
Do You Need Both?
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.
Which Should You Get First?
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.
Frequently Asked Questions
What if the building report finds issues?
You can negotiate with the seller (request repairs, a price reduction, or a credit), proceed with eyes open, or walk away if you have a building inspection condition in your agreement. Your lawyer can advise on the best approach.
How do I find a good building inspector?
Look for inspectors registered with the New Zealand Institute of Building Inspectors (NZIBI) or a similar professional body. Ask for sample reports, check reviews, and ensure they carry professional indemnity insurance.
Related Terms
LIM Report
GlossaryA Land Information Memorandum — an official council report summarising everything the council knows about a property.
Code Compliance Certificate (CCC)
GlossaryAn official council certificate confirming that completed building work meets the requirements of the building consent and the Building Code.
Cross-Lease
GlossaryA form of property ownership where multiple owners share the freehold of a single piece of land and lease their individual dwellings from each other.
Body Corporate
GlossaryThe legal entity made up of all unit title owners in a multi-unit development, responsible for managing common property and shared affairs.
LIM Report vs Title Search
CompareA LIM report tells you what the council knows about a property. A title search shows who owns it and what legal interests are registered against it. You need both.
Building Report vs Building Consent Search
CompareA building report is a physical inspection of the property by a qualified inspector. A building consent search is a paper-based check of what building consents the council has on file. One tells you the condition; the other tells you the compliance history.
Code Compliance Certificate vs Certificate of Acceptance
CompareA CCC is issued when building work passes council inspection and complies with the consent. A Certificate of Acceptance is issued when work was done without a building consent — it acknowledges the work exists but does not confirm it fully complies with the Building Code.
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