LIM Report

A LIM report is an official document produced by the local council that summarises everything the council knows about a specific property. This includes building consents and whether they were properly signed off, resource consents, known flooding or erosion hazards, contaminated land notices, drainage information, and any outstanding rates. It is effectively the council's disclosure document, if they know something about the land, it should go in the LIM.

LIM reports are not mandatory in New Zealand, but any lawyer or mortgage adviser will strongly recommend getting one before making an offer. They are ordered directly from the council and take a number of working days to prepare, check with your local council for current turnaround times and fees, as these vary by region. The information in a LIM can reveal serious issues that are not visible during a physical inspection.

The most important thing to understand about a LIM is what it does not cover: it only contains information the council holds on record. It will not reveal private easements on the title, issues the previous owner never formally reported, or problems that have never been investigated. A LIM is a strong starting point, but works best alongside a building report from a qualified inspector and a title search from your property lawyer.

A LIM with significant issues can directly affect whether a bank will lend on a property at all. If a property is in a high-risk flood zone, has unconsented structures, or sits on contaminated land, a bank may decline the mortgage, require a higher deposit, or ask for issues to be resolved before settlement. The cost of a LIM is modest relative to the cost of discovering a major problem after purchase.

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