What is a LIM report?

A Land Information Memorandum is a summary of the information the council holds on a property, issued by the local council. It includes flood and erosion risks, rates, and approved consents and permits.

Is a building report compulsory when buying or selling in New Zealand?

No, it is optional but common. It describes the condition of the home and any maintenance or repairs needed.

Is a LIM the same as the council file?

No. The council file holds site plans and original plans that are not in the LIM, and it helps check that work was consented. Many lawyers read both together.

Should a seller get a LIM before listing?

It is a choice, not a rule. Seeing what the council holds early means any issue is handled on your timing, and buyers' lawyers get their answers faster. Ask your lawyer and your agent.

Seller guide

LIM and building report: what they are, and why they matter when you sell

Buyers and their lawyers will ask about both. Knowing what each one tells them helps you decide what to have ready before you list.

Sources read 8 October 2026.

What a LIM is

A LIM, or Land Information Memorandum, is a summary of the information the council holds on a property. The local council issues it. It covers things like flood and erosion risks, rates, and the consents and permits the council has approved. Buyers usually have their lawyer or conveyancer read it alongside the council file.

What a building report is

A building report, also called a property inspection, describes the condition of the home and any maintenance or repairs needed. It is optional but common. Inspectors are expected to work to the New Zealand standard for property inspections, NZS 4306. A bank or insurer may ask for a specialist inspection if there is a particular concern.

Why sellers look at them first

A buyer who finds an unconsented alteration or a defect late in the process can ask for changes or walk away, depending on the conditions in their offer. Looking at your own LIM and council file early means you meet any surprise on your own timing, not under pressure in the middle of a campaign. At an auction there is no time to fix it afterwards, because the sale is unconditional, so buyers do their checks before the day.

The title and your lawyer

The record of title shows who owns the land, the type of ownership, and any restrictions or access rights. Your lawyer reads it and explains it. Ask them early so the paperwork is ready when buyers' lawyers ask.

A note on advice

This page is general information, not legal, tax or financial advice. Talk to your lawyer or conveyancer, and an accountant for tax, before you decide.

Common questions

What is a LIM report?: A Land Information Memorandum is a summary of the information the council holds on a property, issued by the local council. It includes flood and erosion risks, rates, and approved consents and permits.
Is a building report compulsory when buying or selling in New Zealand?: No, it is optional but common. It describes the condition of the home and any maintenance or repairs needed.
Is a LIM the same as the council file?: No. The council file holds site plans and original plans that are not in the LIM, and it helps check that work was consented. Many lawyers read both together.
Should a seller get a LIM before listing?: It is a choice, not a rule. Seeing what the council holds early means any issue is handled on your timing, and buyers' lawyers get their answers faster. Ask your lawyer and your agent.

Sources

Related guides

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