LIM Report
A Land Information Memorandum — an official council report summarising everything the council knows about a property.
What is a LIM Report?
A LIM (Land Information Memorandum) is a report issued by your local council under the Local Government Official Information and Meetings Act 1987. It contains a wealth of information the council holds about a property, including building consents, resource consents, rates, zoning, flood risk, erosion risk, and any known contamination.
A LIM is one of the most important documents in New Zealand property due diligence. It can reveal issues that aren't visible from a physical inspection — such as unconsented building work, natural hazard zones, or planned council infrastructure that could affect the property.
LIM reports typically cost between $250 and $400 and take 5-10 working days to process, though urgent options are available from most councils for an additional fee.
Why It Matters for Due Diligence
A LIM report is considered essential due diligence for any NZ property purchase. It can reveal deal-breaking issues like unconsented building work (which may be uninsurable), natural hazard overlays, or contaminated land.
Many sale and purchase agreements include a LIM condition, giving the buyer time to obtain and review the report before going unconditional. Skipping the LIM to save time or money is one of the riskiest shortcuts a buyer can take.
How to Check
Order a LIM directly from the local council (e.g. Auckland Council, Wellington City Council). Most councils offer online ordering. Your lawyer or real estate agent can also order one on your behalf.
Allow 5-10 working days for standard processing. Urgent LIMs (2-3 working days) are available from most councils for an additional fee.
Frequently Asked Questions
How much does a LIM report cost?
LIM reports typically cost between $250 and $400, depending on the council. Urgent processing usually adds $100-$200 to the standard fee.
Is a LIM report the same as a building inspection?
No. A LIM reports what the council knows about a property (consents, zoning, hazards). A building inspection is a physical assessment of the property's condition by a qualified inspector. You should get both.
Related Terms
Code Compliance Certificate (CCC)
GlossaryAn official council certificate confirming that completed building work meets the requirements of the building consent and the Building Code.
Resource Consent
GlossaryPermission from the local council to carry out an activity that affects the environment, required under the Resource Management Act 1991.
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.
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