What Should I Look For In A LIM Report?

When reviewing a Land Information Memorandum (LIM) report, you should primarily look for unconsented building work, active natural hazards (like flooding or erosion), council drainage locations, and property zoning restrictions.

A LIM report is a summary of everything the local city or district council knows about a piece of land and its structures. Because it is a data dump that does not prioritise information, you must actively scan it for specific red flags before purchasing a property.

Building Consents and Compliance

This is the most critical section for verifying that the home is legally built.

Code Compliance Certificates (CCC): Check that every major renovation, extension, fireplace, or deck has a final CCC.
Unconsented Work: Compare the LIM’s floor plan against the physical house. If there is a second bathroom or a sleepout not listed in the report, it is likely unconsented.
Outstanding Requisitions: Look for any active council notices, orders, or uncompleted permits that require fixing.

Natural Hazards and Land Features

Councils track environmental risks that could affect your safety, ability to build, or insurance eligibility.

Flooding and Overland Flow Paths: Ensure the home does not sit on a rapid flood plain or a designated stormwater path.
Instability and Subsidence: Look for flags regarding soil erosion, slippage, falling debris, or seismic issues.
Contamination: Check if the land is listed on a hazardous activities register (e.g., old orchards or industrial sites).

Services, Utilities, and Drainage

Every property needs clear access to utilities, and these plans show where they sit under the ground.

Public vs. Private Drains: Identify where the public sewer and stormwater pipes lie.
Building Restrictions: You generally cannot build over a public pipeline. If a garage or extension sits on top of a council drain, check for a formal “Approval to Build Over” document.

Zoning and Future Development

Zoning dictates what you—and your neighbours—can legally do with the land.

District Plan Zones: Check the zoning classification (e.g., suburban, high-density) to see if you can subdivide or if a multi-storey apartment could block your sun next door.
Designations: Look for future infrastructure plans, like road widening or new transport links, that might claim a portion of your front yard.
Heritage or Tree Protections: Confirm that no scheduled trees or building restrictions exist that would block you from cutting down a tree or painting your facade.

Rates and Financials

Outstanding Debts: Check if the current owner owes money on their council rates. Any unpaid balance at settlement must be cleared.

Key Information Overviews

Report Feature	What It Tells You	Why It Matters
Building History	Approved permits, floor plans, and CCCs	Tells you if the home’s structure is legal
Hazards Risk	Flooding, slips, and land sinking	Critical for getting affordable home insurance
Drainage Map	Location of stormwater and wastewater lines	Shows where you can or cannot build extensions
Zoning Rules	Maximum building heights and boundary restrictions	Influences future resale and development potential

Important Limitations

It only covers known data: If a previous owner did DIY plumbing or built a deck without telling the council, it will not appear on the LIM.
It is not a building inspection: A LIM does not check the physical condition of the property (e.g., rot, weathertightness, or leaky roofs). Always pair a LIM with a physical building inspection report.
Order your own: Do not completely rely on an older LIM supplied by a real estate agent. Council liability often only applies to the person who originally purchased the report.

To proceed safely, have a property lawyer or conveyancer review the document with you to spot hidden legal risks before your purchase agreement becomes unconditional.

If you are currently looking at a specific property, let me know, as I can help you pinpoint the exact sections of the report that will be most critical to your situation.

It may be necessary to order a Council Property File to confirm any uncertainties.

Prepare to Impress

If you would like to know more about the benefits and how it could apply to your home, We’re happy to take your call and provide more insights.

What Should I Look For In A LIM Report?