Land Information Memoranda (LIM)

You are here > Home > Council A-Z > Land Information Memoranda (LIM)

Land Information Memorandum (LIM)

A land information memorandum (LIM) is a legally-binding document that states everything we know about the history of a property, and any issues that may affect the property. Purchasers who want to make an offer on a property can enter into a purchase contract subject to a LIM report.

A LIM report can be purchased by a property owner to show to prospective buyers to prove the land is legally sound - this could speed up a sale.

LIM information includes:

Any special features or natural hazards of the land, including potential erosion, subsidence, slippage, flooding, or the likely presence of hazardous substances.
Information on stormwater and sewer services and the availability of water services, and any information we hold about these.
The property's government valuation and a summary of the rates account.
Any consents, certificates, notices, orders or requisitions affecting the land or buildings.
District Plan information including zoning and designations and an indication of the status of your intended use of the property, details of proposed road widening, height restrictions, viewshafts and tree protection, and any heritage values.
Any other classifications of land and buildings that we have been notified about.
Any other information that we consider to be helpful.

Why is a LIM important?

A LIM enables you to check that all of the buildings and structures on a property are approved, such as decks, conservatories, spa pools and fire places.

Many buyers have ideas of how they would like to develop a property, and a LIM will help you identify potential development restrictions before you buy. You may find it useful to know if your intended use of the land is feasible.

It's important to be aware of any potential hazards on your new property, e.g. a LIM may show areas prone to ponding or flooding in heavy rain.

If you own a property with unauthorised building work, your insurance may be invalid and it could be expensive for you to rectify the unauthorised work.

How to get a LIM

Use the LIM application form here or collect one from our offices. Complete the form and send it to us with the processing fee . You can also fax your application, provided your fee and the original form follow in the mail. Please note that a cancellation fee applies.

Note: Please check with us to make sure that you have the correct 'lot' and DP reference on your application form so that the LIM relates to the correct property.

LIM application form (Two pages 195KB PDF)Return to top

How much is a LIM (2011/12)

Residential/rural standard - $235
(10 working days)

Residential/rural urgent - $335
(5-7 working days)

Residential/rural 24 hours - $535

Industrial/commercial standard - $308
(includes motels, resthomes and factory farming)

Industrial/commercial urgent - $438

Industrial/commercial by negotiation - $670

NB: A $53 cancellation fee will apply or the actual processing and research costs, whichever is the greatest.

Other charges

Map print out A4 - $5
Map print out A3 - $11
Microfiche print out A4 black and white - $2
Aerial photography digital image - $42 per title

What to do with your LIM

Examine the LIM closely with your lawyer and check that the information in the LIM is the same as the physical detail of the property. Conveyance lawyers know what to look for in a LIM.
Some of the basic things to look for:

Check that any constructions or alterations have a building consent. Where building consents have been issued, check that a code compliance certificate has also been issued.
If any resource consents have been issued for the property, check that consent conditions are being met.
Check that the waste disposal system is as stated on the LIM - if the LIM tells you the property is connected to council reticulation but you've seen a septic tank vent, confirm the situation with us.
Consider your future development ideas for the property. Items valued by the community - such as protected trees, archaeological sites and heritage buildings - as well as pipes and drains may be issues you'll need to work around.

Please contact us if there is conflicting information on the LIM. Return to top

Buying a property with unconsented or unrecorded building work

Subsequent owners may have some redress, but generally you inherit the liabilities of any illegal building work. It is prudent to be satisfied prior to the sale that the work will not create an ongoing problem to you.

One option for assessing the standard of unconsented or unrecorded work is to obtain a report by an appropriately qualified professional such as an independent building surveyor or registered structural engineer.

What is our role?

Our role in relation to property information includes storing information and making it available to the public.

In many cases, we will be able to provide you with more information about an issue raised in a LIM. However the appropriate professional to assist you to interpret your LIM is a lawyer, so please do not be offended if we refer you to your lawyer.

We do not visit the property during preparation of a LIM. Therefore a LIM does not guarantee to identify unauthorised building works and land uses, and it does not attempt to provide an assessment of the development potential of a site.

Building inspections

As well as obtaining a LIM, prudent purchasers will obtain a pre-purchase building inspection. Our building inspectors do not undertake pre-purchase inspections. To contact a building inspector look in the Yellow Pages under 'building consultant' or 'building surveyor', or contact the New Zealand Institute of Building Surveyors on 0800 113 400.

Certificate of Title searches

To obtain a certificate of title you need to submit your application in person at the Civic Centre or a Council Service Centre in Waitara, Bell Block or Inglewood. The search costs $25.

We do not give interpretations on the Certificate of Titles and we recommend discussing this with your lawyer.

Please note a LIM report will include a copy of the Certificate of Title.