LIM report explained: what it is, costs and how to order

What's in a LIM report

Under section 44A of the Local Government Official Information and Meetings Act 1987, a LIM must include the council's records on:

• Special land features (potential erosion, subsidence, slippage, flooding, contamination)
• Private and public stormwater and sewerage drains
• Rates information including any arrears
• Building consents, code compliance certificates, and notices issued
• Resource consents and planning information
• Network utility operator information
• Any classification of the building as earthquake-prone, dangerous, or insanitary

What a LIM does NOT tell you

This is where most buyers get caught out. A LIM only contains what the council was told. It does not include:

• Unconsented work the council never knew about
• Underlying construction quality (no inspection is done for the LIM)
• Boundary disputes between neighbours
• Easements not registered on title — those are on the title search, not the LIM
• Future zoning changes still in consultation
• Issues with cross-lease flats plans accuracy

How much does a LIM cost and how long does it take?

LIM report cost and turnaround depend on the council and whether you choose standard or urgent processing. Councils update fees, so check the current official price and service deadline before ordering.

• Confirm which territorial authority holds the property record.
• Compare its standard and urgent timeframes with your LIM condition deadline.
• Budget separately for the LIM, the wider council property file, and legal review.
• Check the issue date before relying on a vendor-supplied LIM.

How to get or order a LIM report

1. Find the property's local council and open its official LIM application page.
2. Use the address and, if requested, the legal description or rates assessment number.
3. Choose standard or urgent processing based on your agreement deadline.
4. Save the receipt, issued LIM and any follow-up questions with the other property documents.

A seller or agent may supply a LIM, but check when it was issued and ask your lawyer whether it is current enough for your transaction.

LIM report Auckland: keep the property file too

Order an Auckland LIM through Auckland Council. Also obtain and keep the separate Auckland council property file: it may contain consent plans, inspection records and historic correspondence that are not reproduced in the LIM.

Put both in the property's document pack so your lawyer and building inspector can compare the approved records with what exists on site.

How to read a LIM properly

1. Cross-check building consents against what's actually on the property. A common red flag: an extension visible from the street with no consent record.
2. Look for missing CCCs. A consent issued but never code-compliance-certified means the council never confirmed the work was finished correctly. Banks and insurers may treat this as unconsented.
3. Check the hazards section line by line. 'Subject to overland flow path' or 'within coastal erosion area' should trigger an insurance pre-approval before going unconditional.
4. Compare drainage diagrams to the building footprint. Building over a public drain without a build-over agreement is a common issue.

Frequently asked questions