What is a LIM report and do I need one?
Short answer
A LIM (Land Information Memorandum) is a council-issued summary of everything the council holds on a specific property — consents, CCCs, hazards, rates, special features, notices. If you're buying, your lawyer will almost always recommend one. Costs vary by council, typically $300-450, and takes 10-15 working days. A LIM tells you what the council knows — it doesn't tell you about the builder, the directors, or any private disputes.
Source: Local Government Official Information and Meetings Act 1987, section 44A. Updated May 2026.
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Check a builderKey facts
- Issued by the territorial authority (council)
- Section 44A of the Local Government Official Information and Meetings Act 1987
- Includes consents and CCCs on the property
- Includes hazards: flood zones, contaminated land, slip risk
- Excludes private information: builder identity, contract disputes, neighbour issues
- 10-15 working days standard; rush LIMs are usually 5 working days at a premium
What a LIM tells you
Every consent issued for the property, with status (granted, lapsed, CCC issued or not). Any building work on file. Property-level hazards (flood, erosion, contamination). Rates, water, drainage, sewerage info. Special conditions like easements or consent notices.
Crucially: a LIM tells you what's on the council's files. If work was done without consent and the council never found out, it won't be on the LIM.
What a LIM doesn't tell you
Who the builder was. Whether the builder is still in business. Whether the directors of the builder have been involved in failed companies. Whether anything went wrong during the build. Whether there were disputes.
That's where a builder check fills the gap — LIM tells you about the house, a builder check tells you about who's working on it.
When you need one and when you don't
Buying: yes, always. Your conditional offer should be subject to LIM. Build cost over $50,000 in renovations: a LIM might still be useful if the property history is unclear.
Selling: not required, but a 'pre-sale LIM' run by you lets you find and disclose issues early. Buyers' lawyers often spot problems a homeowner had no idea were on the file.
Knowing the rules is half the job. The other half is knowing who you're hiring. Check any NZ builder against the public record: company status, licensing and insolvency notices, from the official NZ sources.
Related questions
Sources: Local Government Official Information and Meetings Act 1987, section 44A; Each council's LIM application page. General information for NZ homeowners, not legal advice. Building rules change and vary by council, so confirm critical details on the official source before acting. Last updated 2026-05.