# What a LIM report tells you > A LIM report tells you what the council knows about a property, like building consents and natural hazards. You'll learn what's in the report, what it costs and what to check. By Jason Dark, last checked 2026-11-05. Part of [Buying](https://buyingahouse.co.nz/buying) on Nester. ## The short version - A LIM is a report from the council that shows what it knows about a property, like consents, hazards and zoning. - The vendor usually gives you a LIM, but most lawyers suggest ordering your own. In Auckland, a standard LIM costs $387. In Christchurch, it's $320. - Check that every extension, deck and new bathroom has a code compliance certificate, and read the hazard section closely. - An open consent or unconsented work doesn't always mean you should walk away. If you know how much it will cost to fix, it can help you buy the property for less. - A LIM only shows what the council knows about, so you'll still need a building inspection. ## What a LIM is A Land Information Memorandum (LIM) is a report your local council puts together about a property using its own records. Councils have to give you one if you ask, under section 44A of the Local Government Official Information and Meetings Act 1987. Most vendors order a LIM when they put the house on the market, and buyers often get their own as well. If you're buying by private treaty, you can make your offer conditional on being happy with the LIM. At auction you can't add that condition, so be sure to read the LIM before you bid. ## What's in it A LIM usually covers: - building and resource consents issued for the property, and whether each has a [code compliance certificate](https://buyingahouse.co.nz/glossary/code-compliance-certificate) - features of the land the council knows about, such as flooding, erosion, subsidence or contamination - stormwater and wastewater connections - the zoning under the district plan - rates information - notices the council has issued, such as a notice to fix ## What to check Begin by looking at the consents. If the house has an extension, a new bathroom or a deck, the LIM should list a consent and a code compliance certificate for each one. A consent with no certificate is called an open consent, which means the council approved the work but didn't sign it off. Sometimes that's just missing paperwork, but other times the work wouldn't pass inspection. Ask the vendor about any open consent before you go unconditional. Next, check the hazards. If you see a flood plain or an overland flow path, it could affect what your insurer will cover and what you can build later. Call your insurer before settlement if you spot one. If you want to add a minor dwelling or subdivide in the future, check the zoning too. ## What a LIM won't tell you The LIM only shows what the council knows about. Work done without consent won't show up, so check that the house matches what's in the LIM. If you notice a sunroom or a converted garage that isn't listed, talk to the vendor and your lawyer. A LIM doesn't tell you about the condition of the house. You'll need a [building inspection](https://buyingahouse.co.nz/buying/building-inspection) for that. ## When the LIM shows a problem An open consent or an unconsented sunroom doesn't always mean you should walk away. Whether it matters depends on what you're buying, what you pay and whether you can deal with it. Some buyers see unconsented work and rule the house out straight away, so you might have fewer buyers to compete with. A known problem also gives you something to negotiate with, and sometimes the vendor will offer to fix it before settlement. If you have the skills or know tradesmen who can help, and your insurer will still cover the house, you can sometimes buy the house at a discount and make equity simply from buying well. Before you commit, make sure you know exactly what you're taking on. Get a builder or inspector to look at the work, ask how much it would cost to fix or to get signed off with a certificate of acceptance from the council, and check with your insurer. This approach works best for buyers who have renovated before. If this is your first home and you don't know anyone in the trade, a house with a clean LIM is a safer choice. ## The vendor's LIM or your own The agent will usually give you a copy of the vendor's LIM. Your lawyer will almost always suggest you order your own as well, because a new LIM will show any changes since the vendor's was issued, like a new consent or a notice from the council. If you have time, it's worth getting your own. Most of the time, a recent vendor LIM has all the information you need. If the house was listed only a few weeks ago and nothing has changed with the council, your own LIM will usually show the same details. That's why some experienced buyers skip getting their own LIM when they're intentionally moving fast. For example, if a house is listed for a [deadline sale](https://buyingahouse.co.nz/buying/deadline-sale) and the vendor's LIM is recent, you might make an unconditional offer with a short expiry to force the vendor's hand and neutralise the real estate agent's plan to manufacture extra demand by making buyers compete in a multi-offer. If the vendor says no, you haven't lost anything. If they say yes, you get the house at the price you want. In this situation, you're relying on the vendor's LIM and taking a small risk that something has changed. Your lawyer will usually advise against this, so whether it's a good idea depends on your experience and how much risk you want to take. ## Cost and timing Each council sets its own price. Auckland Council charges $387 for a standard LIM, which takes up to 10 working days, or $522 for an urgent LIM that takes up to 3 working days. Christchurch City Council charges $320 for a standard residential LIM, which takes up to 10 working days, or $420 for a fast-track LIM that takes up to 5 working days. All prices include GST. You can order a LIM online from your council's website. If you decide to order your own LIM, make sure your condition date gives you enough time to receive it and for your lawyer to review it. ## Sources - [Auckland Council: Order a LIM](https://www.aucklandcouncil.govt.nz/en/buying-property/order-property-report/order-lim.html) - [Christchurch City Council: Regulatory and property information fees](https://ccc.govt.nz/the-council/plans-strategies-policies-and-bylaws/plans/long-term-plan-and-annual-plans/fees-and-charges/fees-regulatory-and-property-information-services) - [Local Government Official Information and Meetings Act 1987, section 44A](https://www.legislation.govt.nz/act/public/1987/174/en/latest/)