What is a LIM report?
A Land Information Memorandum (LIM) is an official report from the local council that tells you everything the council knows about a property. It's one of the most important documents you'll review before buying.
The LIM contains information the council has collected over many years, including building consents, resource consents, drainage plans, rates information, and any known hazards or issues affecting the property.
"A LIM only tells you what the council knows. If work was done without consent, it won't appear in the LIM. That's why a building inspection is equally important."
What a LIM contains
- Building consents: All consents issued for construction, alterations, or additions
- Code Compliance Certificates: Whether building work has been signed off as compliant
- Resource consents: Any land use or subdivision consents affecting the property
- Drainage and utilities: Location of stormwater, wastewater, and water connections
- Hazard zones: Flooding, liquefaction, erosion, or contamination risks
- Rates information: Current rates and any outstanding charges
- District Plan zoning: What you can and can't do on the land
Napier vs Hastings: Council differences
Hawke's Bay has two main councils that issue LIMs, and there are some practical differences to be aware of:
Napier City Council
- • LIM processing usually 10 working days
- • Urgent LIMs available (additional fee)
- • Detailed hazard mapping post-cyclone
- • Online application available
Hastings District Council
- • LIM processing usually 10 working days
- • Express service for faster turnaround
- • Covers rural and lifestyle properties
- • Online and in-person applications
Post-Cyclone Gabrielle note:
Since Cyclone Gabrielle (February 2023), both councils have updated their hazard information. LIMs now include more detailed flood and land stability data for affected areas. Ask specifically about cyclone-related notations.
Why building inspections matter
A LIM tells you what the council knows. A building inspection tells you what's actually there. An experienced building inspector can identify issues that would never appear in a LIM, such as:
- 1 Moisture and weathertightness: Leaks, water damage, or failing cladding systems
- 2 Structural issues: Foundation problems, roof framing, or load-bearing concerns
- 3 Unconsented work: Alterations done without building consent
- 4 Deferred maintenance: Issues that will need attention and budget soon
Choose a qualified building inspector who is independent (not recommended by the agent) and has PI insurance. Ask for a sample report before you engage them.
Red flags to watch for
These findings don't necessarily mean you shouldn't buy, but they do require careful consideration and possibly specialist advice:
Building work completed without final sign-off. May indicate incomplete or non-compliant work.
The property is in a known flood-prone area. Check insurance availability and premiums.
The council has issued notices requiring action by the owner.
Historical land use may have left contamination. May require investigation.
Particularly relevant for hillside properties or those near watercourses.
Questions about what you've found in a LIM? Call us on 06 835 7394 — we can help you understand what it means for your purchase.
How we help
We review LIM reports and building inspections, explain any concerns in plain language, and advise on whether issues should affect your decision to proceed.