LIM Report NZ: Costs, Red Flags & 2025 Changes
Quick Answer: A LIM (Land Information Memorandum) is an official council report that summarises everything the council knows about a property — building consents, zoning, natural hazards, rates, and services. In Christchurch, a standard residential LIM costs $290 (10 working days) or $390 for fast-track (5 working days). As of October 2025, LIMs include enhanced natural hazard information under new government regulations. You don't legally need one before buying, but skipping it is a risk most buyers shouldn't take.
Last updated August 2026. Pricing verified against council fee schedules.
In This Guide
- What is a LIM Report?
- What's Included in a LIM
- 2025 Natural Hazard Changes — What's New
- Why LIM Reports Matter When Buying
- How to Get a LIM in Christchurch
- How to Read a LIM — What to Check First
- Red Flags to Watch For
- LIM vs Title Search vs PIM
- LIM Report Costs by Council
- Negotiating After a Bad LIM
- Frequently Asked Questions
What is a LIM Report in New Zealand?
A Land Information Memorandum (LIM) is an official document issued by your local council under section 44A of the Local Government Official Information and Meetings Act 1987 (LGOIMA). It summarises everything the council holds on file about a specific property.
Think of it as the council's complete dossier on a property — every building consent ever issued, every resource consent, any known hazards, the zoning rules that apply, what services are connected, and whether there are any outstanding notices or issues.
A LIM is not legally required before purchasing property in New Zealand. But it's one of the most important due diligence steps you can take. Without one, you're relying on what the seller tells you — and sellers aren't always aware of (or forthcoming about) everything on the council's records.
Anyone can request a LIM for any property. You don't need to be the owner.
What's Included in a LIM Report
Building & Compliance
- Building consents — every consent ever issued for work on the property
- Code compliance certificates (CCC) — whether completed work was signed off by council
- Outstanding building work — consented work that hasn't been completed or inspected
- Notices to fix — council-issued notices for building code violations
- Dangerous or insanitary building notices
Natural Hazards
- Flood management areas — including overland flow paths
- Liquefaction zones — particularly relevant in Christchurch post-earthquakes
- Erosion-prone areas
- Fault zones
- Coastal hazard zones
Land Use & Planning
- Zoning classification — residential, commercial, rural, mixed-use
- District plan rules and overlays — height restrictions, setbacks, site coverage
- Heritage protections
- Resource consents — any resource consents granted or applied for
Services & Infrastructure
- Water supply connections
- Wastewater/sewer connections
- Stormwater drainage
- Road access
Rates & Financial
- Current rates amounts
- Outstanding rates balances
What a LIM Does NOT Include
- Physical building condition (you need a separate building inspection for that)
- Information held by other organisations (LINZ, insurers, EQC)
- Issues the council doesn't know about — unconsented work they haven't discovered
- Neighbour development plans (unless a resource consent has been lodged)
- Future zoning changes (unless already adopted in the district plan)
2025 Natural Hazard Changes — What's New
If you've ordered a LIM before, the natural hazard section looks different now. Two significant changes took effect in 2025:
From 1 July 2025: Amendments to LGOIMA now require regional councils (like Environment Canterbury) to share their natural hazard information with territorial councils (like Christchurch City Council). Previously, your LIM might not have included hazard data held by the regional council. Now it must.
From 17 October 2025: The Local Government (Natural Hazard Information in Land Information Memoranda) Regulations 2025 require LIMs to present natural hazard information in a standardised format with plain-language explanations. This means:
- A dedicated natural hazard section in every LIM
- Plain-language summaries explaining what each hazard means for the property
- Source information — where the hazard data comes from
- Consistency across councils — the same format whether you're buying in Christchurch, Selwyn, or Waimakariri
For Christchurch buyers, this is particularly relevant. The city's earthquake history means liquefaction, flooding, and land stability data are critical. The new format makes this information significantly easier to understand without needing a specialist to interpret it.
Why LIM Reports Matter When Buying Property
A LIM protects you from buying someone else's problem. Here are the most common issues a LIM catches:
- Unconsented building work — that deck, garage conversion, or sleep-out may not have council approval. If you buy the property, the compliance problem becomes yours.
- Missing code compliance certificates — the previous owner got a building consent but never had the finished work signed off. This can affect insurance and future sales.
- Natural hazard exposure — the property sits in a flood management area, liquefaction zone, or overland flow path. This directly affects insurance premiums, development potential, and resale value.
- Zoning restrictions — you're planning to subdivide or build, but the zoning or district plan overlays don't allow it.
- Outstanding notices — the council has issued a notice to fix or flagged the property for a known issue.
Any one of these can cost tens of thousands of dollars to resolve after settlement. A $290 LIM is cheap insurance.
How to Get a LIM Report in Christchurch
- Go to the Christchurch City Council website — search for "LIM" or navigate to the property information section
- Complete the online application — you'll need the property address or legal description (lot/DP number)
- Pay the fee — $290 for standard (10 working days) or $390 for fast-track (5 working days)
- Receive the LIM digitally — most councils now deliver LIMs electronically with a download link
Important: Digital LIM access often has a download window. Save your copy immediately — don't rely on the link staying active indefinitely.
If you're buying in Selwyn or Waimakariri, the process is similar — apply through the respective district council website. See costs below.
How to Read a LIM — What to Check First
LIMs can be 20-50+ pages. Here's what to focus on, in priority order:
- Building consent history vs what's on the property. Does every structure on the property — the house, garage, deck, sleep-out, carport — have a matching consent? If there's a structure with no consent, that's a red flag.
- Code compliance certificates. For every building consent, check whether a CCC was issued. A consent without a CCC means the council never signed off the completed work.
- Natural hazard section. Under the new 2025 format, this should include plain-language summaries. Pay close attention to flood zones, liquefaction categories, and overland flow paths.
- Notices. Any notices to fix, dangerous building notices, or insanitary building notices are serious. These indicate known problems that require action.
- Zoning and overlays. Check what the district plan allows. If you're planning to develop, subdivide, or run a home business, the zoning rules determine what's possible.
- Stormwater and drainage. Check for stormwater easements or drainage issues, especially in newer subdivisions or properties near waterways.
Common mistake: Buyers often assume "no issues on the LIM" means no issues with the property. A LIM only contains information the council knows about. If someone built an illegal sleep-out and the council never found out, it won't be on the LIM. That's why you need a building inspection as well.
Red Flags to Watch For in a LIM Report
| Red Flag | What It Means | What to Do |
|---|---|---|
| Missing code compliance certificates | Building work was consented but never signed off | Get a building inspector to assess the work. May need retrospective sign-off ($$$) |
| Unconsented building work | Structures built without council approval | Could require consent, demolition, or remediation. Factor into your offer price |
| Flood management area | Property is at risk of flooding | Check insurance implications. May limit future development. Ask about flood protection works |
| Liquefaction zone (TC3) | Ground likely to liquefy in an earthquake | Affects foundations, insurance costs, and building requirements |
| Outstanding notices to fix | Council has identified a specific problem | Get legal advice. Consider making your offer conditional on resolution |
| Contaminated land (HAIL site) | Property is on the Listed Land Use Register | May require environmental investigation. Can affect land use and development |
| Overland flow path | Stormwater flows across the property during heavy rain | Check extent and frequency. Affects where you can build on the site |
LIM vs Title Search vs PIM — What's the Difference?
| LIM | Title Search | PIM | |
|---|---|---|---|
| Issued by | Local council | LINZ (Toitu Te Whenua) | Local council |
| Covers | Building, zoning, hazards, rates, services | Ownership, registered interests, easements, covenants | Proposed building work and planning considerations |
| Cost | $250–$500+ | ~$20–$30 | Varies (often included in consent fees) |
| When to use | Before buying an existing property | Before any property transaction | Before building or major renovations |
| Key difference | What the council knows about the property | Who owns it and what's registered against it | What you can build and planning requirements |
Most buyers need both a LIM and a title search. Your lawyer will typically arrange the title search. A PIM is only relevant if you're planning to build or do significant work on the property.
LIM Report Costs by Council (2026)
| Council | Standard Residential | Fast-Track / Urgent | Commercial |
|---|---|---|---|
| Christchurch City Council | $290 (10 working days) | $390 (5 working days) | $435 / $535 |
| Selwyn District Council | $375 (10 working days) | Contact council | $500 |
| Waimakariri District Council | ~$300–$350 (10 working days) | Contact council | Contact council |
Sources: Council websites and fee schedules as at August 2026. Fees may change — always confirm with the relevant council before ordering.
Note: Selwyn District Council LIM fees have increased significantly. At $375 for a standard residential LIM, Selwyn is now more expensive than Christchurch City ($290) despite being a smaller council. Factor this into your budget if buying in Rolleston, Lincoln, or other Selwyn towns.
Negotiating After a Bad LIM
A LIM that reveals problems doesn't necessarily mean you should walk away. It's a negotiation tool. Here's how to use it:
- Unconsented work: Get quotes for bringing the work up to code or obtaining retrospective consent. Use this to negotiate the purchase price down by that amount.
- Missing CCCs: Request the vendor obtain the CCC before settlement, or negotiate a price reduction to cover the cost of doing it yourself.
- Hazard zones: Get insurance quotes for the property. If premiums are significantly higher due to flood or liquefaction risk, factor that into your offer.
- Contaminated land: Request a Detailed Site Investigation (DSI) at the vendor's cost, or negotiate accordingly.
Conditional offers: It's common practice to make an offer conditional on a satisfactory LIM. This gives you the right to cancel the agreement if the LIM reveals issues you're not willing to accept. Your lawyer can draft this condition.
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.
Navigate Property Buying with Confidence
A LIM report is one piece of the due diligence puzzle. Understanding what it tells you — and what it doesn't — puts you in a stronger position when making one of the biggest financial decisions of your life.
If you're buying in Christchurch and want help understanding how a property's LIM, zoning, or location affects its value, get in touch. I can help you navigate the process from search through to settlement.
Frequently Asked Questions
How long is a LIM report valid for?
A LIM is a snapshot of council records at the date it was issued. There's no official expiry, but information can change. If more than a few weeks pass between ordering your LIM and making an offer, consider checking with the council for any updates — especially around building consents or hazard data.
Can anyone order a LIM report?
Yes. Anyone can request a LIM for any property. You don't need to be the owner or have any connection to the property.
Is a LIM report required by law before buying?
No. A LIM is not legally required to purchase property in New Zealand. However, it's strongly recommended. Most lawyers and real estate agents will advise you to get one.
What if the LIM shows unconsented work?
Unconsented work means building was done without council approval. This could range from minor (a small deck) to major (a full sleep-out or garage conversion). Options include: negotiating the price down, requiring the vendor to obtain retrospective consent before settlement, or walking away if you have a LIM condition in your agreement.
Do I still need a building inspection if I have a LIM?
Yes. A LIM and a building inspection serve completely different purposes. The LIM tells you what the council knows. A building inspection tells you the physical condition of the building — moisture, structural issues, roof condition, electrical, plumbing. You need both.
What's the difference between a LIM and a PIM?
A LIM (Land Information Memorandum) summarises existing council-held information about a property. A PIM (Project Information Memorandum) relates to proposed building work — it outlines planning and building requirements for a specific project. You get a LIM when buying; you get a PIM when planning to build.
Can I make an offer conditional on a satisfactory LIM?
Yes, and this is common practice. A LIM condition in your sale and purchase agreement gives you the right to cancel if the LIM reveals issues you're not willing to accept. Your lawyer can include this condition when drafting or reviewing the agreement.
What changed about LIM reports in 2025?
Two changes: from 1 July 2025, regional councils must share their natural hazard data with territorial councils for inclusion in LIMs. From 17 October 2025, the Natural Hazard Information in LIMs Regulations 2025 require a standardised, plain-language natural hazard section in all LIMs. This makes hazard information easier to understand and more consistent across councils.
What is a flood management area on a LIM?
A flood management area means the property is in an area identified as being at risk of flooding. This can affect insurance premiums, building restrictions, and future development potential. It doesn't necessarily mean the house will flood, but it means the risk has been identified. Check the specific flood modelling data and talk to your insurer.