What is a LIM Report in NZ? The Complete Buyer's Guide
What is a LIM Report?
A LIM (Land Information Memorandum) report is an official document from the local council that summarises everything they know about a property. It includes building consents, resource consents, rates information, zoning, flood zones, earthquake-prone building status, and any known hazards. In New Zealand, a LIM is one of the most important documents to obtain before purchasing property—it reveals issues that aren't visible during a standard inspection.
What is a LIM Report in New Zealand?
A Land Information Memorandum—commonly known as a LIM report—is a summary of all the information a local council holds about a specific property. It's not an opinion or assessment; it's a factual record of what the council knows.
Under the Local Government Official Information and Meetings Act 1987, councils are required to provide LIM reports to anyone who requests one. This makes them one of the most reliable sources of property information available to buyers.
Key Information a LIM Contains
A typical LIM report covers:
- Building consents – What work has been consented (and what might not be)
- Resource consents – Land use approvals and conditions
- Code compliance certificates – Whether building work was signed off
- Rates information – Current rates and any outstanding balances
- Zoning – How the land is classified under the district plan
- Natural hazards – Flood zones, erosion risks, liquefaction susceptibility
- Special land features – Heritage listings, protected trees, contaminated sites
- Services – Stormwater, wastewater, and water supply connections
- Outstanding notices – Any notices to fix or dangerous building orders
What a LIM Doesn't Tell You
A LIM is comprehensive, but it has limits. It won't tell you:
- The physical condition of the building (you need a building inspection for that)
- Information held by other organisations (like LINZ or insurance companies)
- Issues the council doesn't know about
- What neighbours are planning to build
- Future zoning changes (unless they're already in the district plan)
Think of the LIM as one piece of your due diligence puzzle. It works best alongside a pre-purchase building inspection, title search, and professional advice from your lawyer and real estate agent.
What's Included in a LIM Report
LIM reports can run to 50+ pages, and the detail varies depending on the property's history and location. Here's what to expect in each key section.
Building Consents and Code Compliance
This is often the most valuable section for buyers. It lists:
- All building consents issued for the property
- Whether code compliance certificates (CCC) were issued
- Any outstanding building work
- Notices to fix or dangerous building notices
If a room, deck, or garage was added without consent, the LIM should reveal it. Work done without consent can affect insurance, create compliance headaches, and become your problem after purchase.
Natural Hazards
Canterbury buyers know better than most why this section matters. The LIM identifies whether the property is in:
- Flood management areas – Properties prone to flooding or in flood plains
- Liquefaction zones – Particularly relevant in Christchurch
- Erosion-prone areas – Coastal or hillside properties at risk
- Fault zones – Proximity to known fault lines
- Overland flow paths – Where stormwater naturally flows during heavy rain
This information directly affects insurance availability, future building options, and long-term property value.
Zoning and District Plan
The LIM confirms how the land is zoned—residential, commercial, rural—and what rules apply. This matters if you're planning renovations, a subdivision, or building a minor dwelling.
It also shows any overlays or designations that might restrict what you can do with the property, such as heritage protections or height restrictions.
Rates and Financial Information
The LIM shows current rates and any outstanding balances. While rates typically transfer with the property, it's useful to know what you'll be paying and whether there are any arrears that need resolving before settlement.
Services and Infrastructure
You'll see details on:
- Water supply connections
- Wastewater (sewer) connections
- Stormwater drainage
- Road access
Properties without council services (common in rural areas) will show this clearly.
Why LIM Reports Matter When Buying Property
A LIM report isn't legally required before purchasing property in New Zealand, but skipping it is a risk most buyers shouldn't take. Here's why.
Uncovering Hidden Issues
Some problems aren't visible during a property viewing or even a building inspection. A LIM can reveal:
- A sleepout that was never consented
- A garage conversion done without approval
- Outstanding notices to fix weathertightness issues
- The property sits in a flood-prone zone
- Contaminated land from previous industrial use
Discovering these issues before you buy gives you negotiating power—or the chance to walk away.
Insurance Implications
Insurance companies assess risk based on factors that appear in LIM reports. Properties in known flood zones or liquefaction areas may face higher premiums or coverage exclusions. Some insurers won't cover certain hazards at all.
Knowing this before purchase helps you make an informed decision about ongoing costs and risk exposure.
Future Development Potential
If you're buying with plans to extend, subdivide, or add a minor dwelling, the LIM shows whether these are realistic options. Zoning restrictions, heritage overlays, or covenants might limit what you can do—better to know before you commit.
Negotiation Leverage
Issues revealed in a LIM can justify price negotiations. Unconsented work, outstanding notices, or natural hazard risks all affect property value. Armed with this information, you're in a stronger position when making an offer or negotiating conditions.
How to Get a LIM Report in Christchurch
Getting a LIM is straightforward—you apply to the local council, pay the fee, and wait for processing. Here's how it works in Canterbury.
Applying to Christchurch City Council
For properties in Christchurch City, you can apply online through the council website or in person at the Civic Offices. You'll need:
- The property address or legal description
- Payment for the application fee
- Contact details for delivery
The standard turnaround is 10 working days, though urgent options are available for an additional fee.
Selwyn and Waimakariri Districts
If you're buying in surrounding districts, you'll apply to the relevant council:
- Selwyn District Council – Covers Rolleston, Lincoln, Prebbleton
- Waimakariri District Council – Covers Rangiora, Kaiapoi, Woodend
Processes are similar, though fees and turnaround times vary.
LIM Report Costs
LIM fees in the Canterbury region typically range from $250 to $450 for standard processing. Urgent requests (faster turnaround) cost more—often $400 to $600.
| Council | Standard (10 days) | Urgent (3-5 days) |
|---|---|---|
| Christchurch City | ~$350 | ~$550 |
| Selwyn District | ~$300 | ~$500 |
| Waimakariri District | ~$280 | ~$450 |
Note: Fees change periodically. Check the relevant council website for current pricing.
Who Pays for the LIM?
Typically, the buyer orders and pays for the LIM as part of their due diligence. Some vendors provide a LIM with their property listing, which can speed up the process—though buyers sometimes prefer to order a fresh report to ensure it's current.
Timing Your LIM Request
In a competitive market, 10 working days can feel like a long time. If you're serious about a property, consider ordering the LIM early—even before making an offer. This allows you to include a shorter due diligence period in your offer, making it more attractive to sellers.
Your real estate agent can advise on timing based on market conditions and the specific property situation.
Red Flags to Watch For in a LIM Report
Not all LIM issues are deal-breakers, but some require careful consideration. Here's what should prompt further investigation.
Missing Code Compliance Certificates
If building consent was issued but no code compliance certificate (CCC) followed, the work may not have been signed off. This could indicate incomplete work, compliance issues, or simply paperwork that was never finalised. Your lawyer and a building inspector can help assess the implications.
Unconsented Building Work
Structures that don't appear in the consent records may have been built without approval. Common examples include sleep-outs, garages, carports, and deck additions. While some minor work doesn't require consent, larger structures usually do.
Natural Hazard Zones
Properties in flood management areas, liquefaction zones, or erosion-prone areas warrant extra scrutiny. Consider:
- Insurance availability and cost
- Future development restrictions
- Resale implications
- Your personal risk tolerance
Outstanding Notices
Any notices to fix, dangerous building notices, or insanitary building notices are serious red flags. These indicate known problems that require action—and potentially significant expense.
Contaminated Land
If the property was previously used for industrial purposes, a service station, or certain agricultural activities, the LIM may note contaminated land status. Remediation can be costly, and some contamination affects what you can build or how you can use the land.
LIM vs Title Search: What's the Difference?
Both documents are essential for property due diligence, but they cover different things.
Land Information Memorandum (LIM)
- Issued by the local council
- Contains building, resource, and land use information
- Shows natural hazards and zoning
- Includes rates and services information
- Costs $250-$450+
Title Search (Record of Title)
- Issued by Land Information New Zealand (LINZ)
- Confirms legal ownership
- Shows registered interests (mortgages, caveats)
- Lists easements and covenants
- Defines legal boundaries
- Costs around $20-$30
Most property lawyers will organise a title search as part of the conveyancing process. The LIM is typically ordered separately by the buyer.
Navigate Property Buying with Confidence
Understanding LIM reports is just one part of the property buying process—and it's easy to feel overwhelmed by the paperwork and due diligence involved.
Working with an experienced Christchurch real estate agent makes the process smoother. When you're buying property in Christchurch, you want someone who understands local council processes, knows which issues matter and which don't, and can guide you through negotiations when problems arise.
How I Help Buyers
- Local expertise: I know Canterbury properties and the specific issues buyers encounter in our region
- Due diligence support: I help coordinate timing for LIM reports, building inspections, and other checks
- Problem solving: When LIM issues arise, I help you understand your options and negotiate accordingly
- Trusted network: I can connect you with lawyers, building inspectors, and other professionals who do excellent work
- Honest advice: If a property has issues that concern me, I'll tell you—even if it means you don't proceed
Ready to Find Your Next Home?
Whether you're a first home buyer navigating the process for the first time or an experienced buyer looking for your next investment, I'm here to help. Get in touch for a no-obligation chat about your property goals.
Looking to buy in Christchurch?
Contact Hayden Roulston for expert guidance through the property buying process.
Or call: 021 766 378
Frequently Asked Questions
How long is a LIM report valid for?
A LIM is a snapshot in time—it's only current as at the date of issue. Information can change, so if significant time passes between ordering a LIM and settling on a property, you may want to check for updates. Most buyers rely on a LIM ordered within the past few months.
Can I get a LIM report for any property?
Yes. Anyone can request a LIM for any property—you don't need to be the owner or have their permission. This makes it a useful tool during your property search, even before making an offer.
What if the LIM shows unconsented work?
Unconsented work isn't always a deal-breaker, but it needs investigation. Options include negotiating a price reduction, requiring the vendor to obtain retrospective consent, or accepting the situation with appropriate price adjustment. Your lawyer can advise on the best approach for your situation.
Should I still get a building inspection if I have a LIM?
Absolutely. A LIM tells you what the council knows—a building inspection tells you the actual physical condition of the property. They serve different purposes and both are valuable. The LIM might show all consents are in order, but that doesn't mean the roof isn't leaking.
Can I make a conditional offer while waiting for the LIM?
Yes, this is common practice. Your offer can include a condition allowing you to obtain and be satisfied with a LIM report. This gives you the ability to withdraw or renegotiate if the LIM reveals problems.
What does it mean if a property is in a flood management area?
Properties in flood management areas have a higher risk of flooding during heavy rainfall or storm events. This can affect insurance (higher premiums or exclusions), future development options, and potentially resale value. The specific implications depend on the flood zone classification and the property's history.