RealyLIM report explained: what it is, what it covers, and what it misses
A Land Information Memorandum (LIM) is a snapshot of everything the local council knows about a property. Most buyers order one during due diligence — but few know how to read it properly, and even fewer realise what it doesn't include.
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?
| Council | Standard fee | Standard turnaround | Urgent fee |
|---|---|---|---|
| Auckland | ~$420 | 10 working days | ~$680 (3 days) |
| Wellington City | ~$330 | 10 working days | ~$540 (3 days) |
| Christchurch | ~$340 | 10 working days | ~$510 (3 days) |
| Hamilton | ~$320 | 10 working days | ~$480 (3 days) |
| Dunedin | ~$310 | 10 working days | — |
Fees update annually — always check the council website for current pricing.
How to read a LIM properly
- 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.
- 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.
- 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.
- Compare drainage diagrams to the building footprint. Building over a public drain without a build-over agreement is a common issue.
Frequently asked questions
Should the seller pay for the LIM?
Some sellers provide a vendor LIM up front, especially at auction. Be aware: a vendor LIM may be weeks or months old. You can pay the council a small fee to update it, or order your own.
Is a LIM the same as a PIM?
No. A PIM (Project Information Memorandum) is a pre-build document for renovations, listing what consents and information the council will need. Buyers want a LIM, not a PIM.
Can I rely on a LIM in court?
Councils have limited liability for LIM accuracy under section 41 of the LGOIMA. Case law allows recovery in some situations but it's narrow. Your lawyer should review the LIM, not just you.
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