When you start buying a house, you'll hear the word "LIM" thrown around like everyone already knows what it means. They don't, mostly. Here's the plain version.
What a LIM actually is
A LIM, a Land Information Memorandum, is a report the local council puts together about a specific property. It pulls together everything the council knows about the place into one document.
It's not the same as the title. The title (from Land Information New Zealand) tells you who owns the property and what's legally attached to it. The LIM tells you what the council has on file. You usually want both, and they answer different questions.
What's in a LIM
A LIM typically covers:
- Building consents and code compliance certificates. What's been built or altered, and whether the council signed it off. This is where unconsented work shows up: that extra bedroom or the deck someone added without permission.
- Drainage and services. Where the stormwater and wastewater pipes run, including any that cross the property.
- Hazards. Flooding, erosion, land instability, potential contamination. The stuff that's expensive and stressful to discover after you've moved in.
- Rates and water charges. What's owing, if anything.
- Zoning and designations. What the land is allowed to be used for, and whether the council has plans for it.
- Notices and requisitions. Any orders or requirements the council has placed on the property.
Why it matters for a first-home buyer
The headline risk is unconsented work. If a previous owner built or altered something without the right consent, that's now your problem to fix or pay to bring up to standard, and it can complicate insurance and any future sale. A LIM is how you find out before you're committed, not after.
The second one is hazards. A property in a flood-prone or contaminated zone isn't automatically a no, but it changes the insurance, the price you'd pay, and how comfortable you should feel. Better to know.
This is why your conveyancer reads the LIM alongside the title and any building report, and translates it into plain "here's what's fine and here's what to ask about." A LIM is only useful if someone who knows what they're looking at actually reads it.
What it costs and how long it takes
| Standard LIM | Urgent LIM | |
|---|---|---|
| Cost | $200 to $450 | $400 to $700 |
| Turnaround | Up to 10 working days | About 3 working days |
| Availability | Every council | Most, but not all |
Each of New Zealand's councils issues its own LIM and sets its own price, so it varies by where you're buying. By law a standard LIM has to be issued within 10 working days. Some councils offer an urgent option for an extra fee, some don't.
Do you actually need one?
You're not legally required to get a LIM. But for most first-home buyers it's one of the cheapest pieces of insurance you'll ever buy. A few hundred dollars to avoid inheriting an unconsented extension or a flood-zone surprise is a good trade.
The usual approach is to make your offer conditional on a satisfactory LIM, so you can pull out or renegotiate if it turns up something nasty. Your conveyancer will normally recommend exactly that. More on conditions in our Sale & Purchase Agreement guide.
When you're with Kemba, ordering and tracking your LIM is part of the job, and reviewing it is on us. You get the "here's what to worry about" version, not 30 pages of council PDF.
Frequently asked questions
What is a LIM report in New Zealand?
A LIM (Land Information Memorandum) is a report issued by the local council summarising what it knows about a property: building consents, drainage, hazards like flooding or contamination, rates owing, and zoning. It's separate from the property title.
How much does a LIM report cost?
A standard LIM usually costs between $200 and $450, depending on the council. An urgent LIM, where available, costs more, roughly $400 to $700, and is turned around in about three working days instead of ten.
How long does a LIM take to get?
By law a council must issue a standard LIM within 10 working days. Many councils offer an urgent option of around three working days for an extra fee.
Is a LIM the same as a property title?
No. The title comes from Land Information New Zealand and shows ownership and any legal interests on the land. The LIM comes from the council and shows its records: consents, hazards, drainage and rates. You generally want both.
Do I need a LIM to buy a house?
It's not legally required, but it's strongly recommended. Making your offer conditional on a satisfactory LIM lets you check for issues like unconsented work or flood risk before you're locked in.
What is unconsented work and why does it matter?
Unconsented work is building or alterations done without the council consent that was required. Once you own the property it becomes your responsibility, can affect your insurance, and may need to be fixed or consented retrospectively. A LIM is the main way to spot it before you buy.