Napier City Council — Property Due Diligence Guide
Napier City Council governs the Art Deco city of Napier, with a population of approximately 65,000. Napier is internationally renowned for its collection of Art Deco architecture, rebuilt after the devastating 1931 Hawke's Bay earthquake that killed 256 people and reshaped the city's landscape.
Quick Facts
Useful Links
How to Order a LIM Report
You can order a Napier City Council LIM online through their website. Standard processing takes 10 working days, with an urgent option available for faster turnaround.
Napier LIMs include building and resource consents, rates, zoning, flood risk, heritage scheduling (critical for Art Deco buildings), earthquake-prone building status, and contaminated land. Heritage-scheduled properties may have additional restrictions on alterations and demolition.
Post-Cyclone Gabrielle, check for updated flood hazard mapping and any property categorisation in affected areas.
District Plan Zones
Napier's District Plan includes:
- Main Residential: Standard residential areas
- Inner City Residential: Higher density residential near the city centre
- Rural Residential: Lifestyle properties on the city fringe
- Heritage Zone: Areas with concentrated Art Deco and heritage buildings, with design controls
- Commercial and Industrial: City centre, suburban centres, and employment zones
Napier's Art Deco heritage zone requires careful consideration. Heritage-scheduled buildings have restrictions on exterior modifications, which affects renovation and development plans.
Natural Hazards
Napier's natural hazard profile is shaped by its earthquake history and coastal location:
- Earthquakes: The 1931 earthquake remains New Zealand's deadliest natural disaster. The city sits near the Hikurangi subduction zone and is at significant seismic risk. Earthquake-prone building assessments are critical.
- Flooding: Low-lying areas, particularly those reclaimed from the sea after the 1931 earthquake (much of the city sits on raised land from that event), face flood risk. Cyclone Gabrielle caused flooding in 2023.
- Tsunami: Napier's low-lying coastal areas are highly exposed to tsunami risk.
- Coastal erosion: Affecting parts of the coastline.
- Liquefaction: Some areas of reclaimed land face liquefaction risk during earthquakes.
Building Consent & Code Compliance
Building consent in Napier requires particular attention to heritage considerations. Alterations to heritage-scheduled buildings require resource consent and must comply with heritage design guidelines.
Standard processing time is 20 working days. Earthquake strengthening work is a significant consideration, particularly for commercial buildings and older residential properties.
Post-Cyclone Gabrielle repairs may face additional requirements in flood-affected areas.
Frequently Asked Questions
What should I know about buying an Art Deco property in Napier?
Art Deco properties in Napier may be heritage-scheduled under the District Plan, which restricts exterior alterations and demolition. Check the LIM for heritage status. Heritage buildings can be more expensive to maintain and renovate due to design requirements. However, they are highly sought-after and their character supports property values. An earthquake-prone building assessment is also essential for older buildings.
How did the 1931 earthquake shape Napier's property landscape?
The 1931 earthquake destroyed much of Napier and raised the seabed, creating new land that now forms part of the city. The rebuilt city features the famous Art Deco architecture. Much of the city's lower-lying land was created by this event and may have different ground conditions than naturally formed land, which is relevant for earthquake and liquefaction risk assessment.
Get the Full Picture on Any Property in Napier
Shire analyses your LIM report and other documents so nothing gets missed.
No commitment required · Start free