Due diligence
What a LIM report costs, council by council
A LIM (Land Information Memorandum) is the council's formal report on a property. Every council sets its own fee and most offer a paid urgent option. These figures come from each council's published fee schedule, checked on 7 July 2026 (2026/27 fee schedules). Councils revise fees each July, so confirm on the linked page before you order.
| Council | Standard | Urgent | Source |
|---|---|---|---|
Auckland Council Online applications; card payments add 1.75%. | $387 up to 10 working days | $522 up to 3 working days | Council fee page |
Wellington City Council Fast-track (extra $288) suspended while the council clears demand. | $575.50 10 working days by law; council notes current average of 18 | Not offered | Council fee page |
Christchurch City Council | $320 10 working days | $420 5 working days (fast track) | Council fee page |
Hamilton City Council | $425 up to 10 working days | $550 3 working days (express, residential only) | Council fee page |
Tauranga City Council | $395 10 working days | $680 5 working days | Council fee page |
Hutt City Council (Lower Hutt) Fast-track ($850) not currently available due to volumes. Hard copy adds $62. | $515 10 working days | Not offered | Council fee page |
Dunedin City Council | $345.45 5 working days | $403.20 3 working days | Council fee page |
Porirua City Council | $475 10 working days | $569 5 working days (standard homes only) | Council fee page |
Upper Hutt City Council Minimum fee covering 3 hours of processing; extra time $150/hr. | $460 10 working days | Not offered | Council fee page |
Kāpiti Coast District Council Includes building plans; covers up to 5 hours of work. | $472 up to 10 working days | Not offered | Council fee page |
Palmerston North City Council | $521 10 working days from payment | Not offered | Council fee page |
Napier City Council | $420 10 working days | Not offered | Council fee page |
Hastings District Council Part A only (no building file review) is $382. | $475 7 to 10 working days | Not offered | Council fee page |
New Plymouth District Council | $360 10 working days | $495 7 working days | Council fee page |
Rotorua Lakes Council | $334 10 working days | Not offered | Council fee page |
Whangārei District Council | $429 10 working days | Not offered | Council fee page |
Nelson City Council Charged as a deposit; multiple titles billed at an hourly rate. | $375.74 up to 10 working days | Not offered | Council fee page |
Invercargill City Council Single dwelling on one title, electronic copy; hard copy adds $16. | $510 10 working days | Not offered | Council fee page |
Queenstown-Lakes District Council | $304.56 10 working days | Not offered | Council fee page |
Waikato District Council | $360 10 working days | $510 5 working days | Council fee page |
Other councils typically charge between about $235 and $400 for a residential LIM. Your council's exact fee is on its own LIM or fees page.
What a LIM covers
The LIM is the complete council record for the property: building consents and code compliance certificates, rates, drainage plans, known hazard notations, and any requisitions or notices. Since October 2025, LIMs must also present natural-hazard information in a standard form. It is the document your lawyer reads before you go unconditional, and no online check replaces it.
When to order it
The fee is per property and non-refundable, which stings when you are bidding on several homes in a row. The pattern careful buyers use: run an address check first to see the title type and the council hazard layers, drop the properties with deal-breakers early, then put the LIM money into the genuine contender and give the council its full processing window before auction or the end of your due-diligence period.
See the title type and council hazard layers for any NZ address, before you order the LIM.
Check the property