Guide
LIM report cost in New Zealand and what it actually tells you
Updated
The LIM is the single biggest disbursement on most New Zealand purchases, and the only one where the price genuinely depends on where the house is.
What a LIM is
A Land Information Memorandum "is a report prepared by the local council at your request. It provides a summary of the current property information held by the different departments at council on the day the LIM was produced" (settled.govt.nz, the Real Estate Authority's site for buyers and sellers). It is issued under section 44A of the Local Government Official Information and Meetings Act 1987, which is why the council carries responsibility for what is in it.
What it covers
- Stormwater or sewage drains crossing the land
- Any Heritage New Zealand protection
- Special land features such as erosion or flooding
- Any rates owing on the land
- Permits, building consents or requisitions and other certificates previously issued
- Zoning: how the land may be used and any conditions that apply
- Notices from any statutory organisation with power to classify land or buildings
And what it does not cover, in the Real Estate Authority's own words: "be aware that it does not provide all information on the property. For example, if the council hasn't been notified of a weathertightness issue with the property, it won't show on the LIM." A LIM is not a builder's report and does not replace one.
What it costs
There is no national LIM price. settled.govt.nz simply says "Contact your local Council to find out how much they charge for a LIM report." What we can publish is a real council's schedule. Wellington City Council charges the following, GST inclusive, and states that "a LIM usually takes up to 10 working days to process" (Wellington City Council).
| Service | Charge |
|---|---|
| LIM: residential | $575.50 |
| LIM: non-residential base fee | $1,342.50 |
| Fast track single residential LIM, additional | $288.00 |
| Fast track non-residential LIM, additional | $672.00 |
| Per hour after seven hours | $178.50 |
Treat that as one council's number, not the country's. Your own council may charge materially more or less, and its turnaround may differ. Ask the council, or ask the firm quoting you, before you write a LIM condition into an agreement.
Getting the condition right
- Check your council's processing time before you make an offer. Wellington's guidance is up to 10 working days, excluding public holidays and the period from 20 December to 10 January.
- Allow for that period in the LIM condition date, not the minimum. Fast tracking exists but costs extra and is not always available.
- Have your lawyer read it. As the Law Society's buying and selling guidance puts it, your lawyer can guide you on any requests to the seller to resolve title or LIM problems.
- If the LIM shows unconsented work, you can negotiate with the seller or withdraw under the condition. That is the whole point of paying for it.
A council property file is a cheaper alternative but a weaker one: settled.govt.nz notes the council "won't then be liable for any information that may have been withheld", and the file is unlikely to show zoning or flooding areas.