What is a LIM report?

What a LIM is

A Land Information Memorandum (LIM) is a report from the council with the information it holds about a property. Councils must provide one on request under the Local Government Official Information and Meetings Act 1987.

It’s a snapshot of the council’s records on the day it’s issued. It doesn’t inspect the property, and it only includes what the council knows.

What’s in a LIM

• Special features of the land the council knows about, such as flooding, erosion, subsidence, slippage or contamination.
• Building consents and code compliance certificates for work on the property.
• Rates owing and the rating valuation.
• Drainage and stormwater: public pipes on or near the land.
• Zoning and planning information from the Unitary Plan.
• Notices and requisitions the council has issued, such as for unconsented work.
• Other information the council considers relevant, such as resource consents and weathertightness claims.

What a LIM doesn’t tell you

• The condition of the house. For that you need a building inspection.
• Unconsented work the council doesn’t know about. A deck, garage conversion or extra bathroom without consent won’t appear.
• Information held by other agencies, such as Waka Kotahi, regional authorities or utility companies.
• What’s on the title. Easements, covenants and consent notices are on the record of title, which your lawyer checks.

Compare the building consents in the LIM with the house you see. If there’s a room, deck or garage with no consent listed, ask the seller about it.

Cost and timing in Auckland

Auckland Council charges roughly $300–$400 for a standard LIM, with a faster option for more. By law councils have up to 10 working days to issue one. Prices change each year, so check the council website for the current fee.

The seller or agent may already have a LIM. It can be a useful start, but it may be months old, and it was ordered for the seller, not you. Most lawyers recommend getting your own.

How to read a LIM

1. Start with the special land features section. Note any flooding, overland flow paths, slips or contamination.
2. Check the building consents list. Is there a code compliance certificate (CCC) for each? A consent without a CCC means the work was never signed off.
3. Look for notices or requisitions. These are often about unconsented or unsafe work.
4. Read the drainage plan. A public stormwater or wastewater pipe under the house can limit extensions.
5. Check the zoning and overlays, and whether anything is proposed to change.

Ask your lawyer about anything you don’t understand before your offer becomes unconditional.

Screen first, then order the LIM

A LIM costs hundreds of dollars and takes up to two weeks, so most buyers only order one once they’re serious. Our free summary shows the council’s flood, coastal, land stability and planning maps for any Auckland address straight away, so you can rule houses in or out before you spend on a LIM.

Questions