Due diligence for rural property goes well beyond a standard residential title search. Here is what we investigate and why it matters.
Beyond the title search
For lifestyle blocks, we look at:
Title matters
- - Ownership and encumbrances
- - Easements affecting the property
- - Covenants and restrictions
- - Survey and boundary confirmation
Council records
- - LIM report analysis
- - Building consents and code compliance
- - Resource consents and conditions
- - Outstanding enforcement
Regional council records
- - Water take consents
- - Discharge permits
- - Compliance history
- - Catchment rules
Practical matters
- - Water supply adequacy
- - Access arrangements
- - Boundary status
- - Infrastructure condition
What we commonly find
Rural due diligence often reveals matters that need attention:
Building issues
Farm buildings without consents, alterations without approval, non-compliant structures.
Water surprises
Inadequate or expired consents, shared arrangements not documented, quality or quantity issues.
Access complications
Easements that do not match reality, maintenance obligations unclear, disputed boundaries.
Environmental constraints
Protected areas you were not aware of, contaminated land history, flood or erosion risk.
Your options when issues arise
Finding issues is not necessarily a deal-breaker. Your options usually include:
- Negotiate price reduction
- Request vendor action before settlement
- Accept the issue with eyes open
- Withdraw if conditions allow
We explain what we find, what it means, and what your options are. The decision is always yours.
Timeframes
Rural due diligence takes longer than residential. Water consent investigation alone may require Regional Council correspondence. Building a realistic timeframe into your agreement protects you.
Ready to make an offer?
Talk to us first so we can explain the due diligence process and help you understand realistic timeframes for conditions. Contact us on 06 835 7394.