Official Council Document
LIM Report
LIM Reports for Overseas Buyers
Quick Answer
If you are buying New Zealand property from overseas, a LIM Report is the official council record of what has been consented and what the council knows about the land. It can be ordered and delivered entirely remotely, and you do not need to be in New Zealand or own the property to request one.
Buying property in a country you are not standing in removes the checks most purchasers take for granted. You cannot walk the site, you cannot read the neighbourhood, and you are relying on photographs and a listing written to sell. What you can do is read the official record. A Land Information Memorandum is the council's own file on the property, and it is available to anyone, from anywhere, without the owner's permission. For an offshore buyer it is one of the few sources of information about a New Zealand property that is not produced by someone with an interest in the sale.
Key Facts
Location
New Zealand
Online Delivery
Delivered online via email
What Is This Document
A Land Information Memorandum is a statement issued by the local council under section 44A of the Local Government Official Information and Meetings Act 1987. In New Zealand, councils hold a file on every property recording consents, zoning, rates, drainage and known hazards. The LIM releases that file. For buyers used to other jurisdictions: this is not a title document and not a survey — New Zealand keeps those separate. The LIM is specifically the council's planning and consent record.
Which Document Do I Need
Overseas buyers commonly need three documents and they are not interchangeable.
The LIM is the council record.
The record of title, issued through Land Information New Zealand, shows ownership and registered interests.
A building inspection, commissioned privately, assesses physical condition.
Buyers purchasing remotely usually need all three, because the inability to inspect in person makes each of them carry more weight than it would for a local purchaser.
What Information Is Included
The LIM covers building consents and code compliance certificates, district plan zoning and overlays, rates information, water, stormwater and wastewater connections, hazards the council knows about, and any notices or requisitions against the property.
For an offshore buyer the hazard section is often the most valuable: New Zealand records flooding, erosion, subsidence, liquefaction-prone ground and seismic exposure in ways that may not correspond to expectations formed in other property markets.
Why People Order
Because distance removes your ability to verify anything informally.
Because New Zealand's natural hazard profile — seismic activity, flooding, coastal erosion, liquefaction — is unfamiliar to most overseas purchasers and materially affects both insurance and lending.
Because unconsented building work is common in New Zealand and becomes the new owner's legal responsibility on settlement, regardless of who built it or when.
because your New Zealand solicitor will want the council position in writing before advising on a conditional offer.
Real World Use Cases
A returning New Zealander purchasing from abroad orders LIMs on two shortlisted properties before committing to a trip.
An overseas investor obtains the council record for a property they will not see before settlement.
A family relocating checks the hazard and zoning position of a house their agent has recommended.
An expatriate buyer discovers a garage and a deck were never consented, and makes the offer conditional on the vendor resolving it before settlement.
Council & Property Context
New Zealand property information is split across two systems, which surprises buyers from jurisdictions where it is unified. Land Information New Zealand maintains the title register — ownership, easements, covenants, mortgages. The 67 local territorial authorities separately maintain property files — consents, zoning, rates, hazards. Neither holds the other's information. A LIM comes from the council, a title comes from LINZ, and an overseas buyer assessing a property properly needs both. Note also that some purchases by non-residents are subject to Overseas Investment Act requirements — your New Zealand solicitor will advise whether that applies to your situation.
Common Mistakes
Assuming the LIM shows ownership — it does not; that is the record of title.
Assuming a New Zealand LIM is equivalent to a searches pack or a survey from another jurisdiction; the scope is different.
Relying on the agent's or vendor's copy without checking when it was issued.
Underestimating timeframes when co-ordinating across time zones — the statutory processing window alone is 10 working days before any international correspondence.
Treating the absence of recorded hazards as confirmation there are none.
When Not Sufficient
A LIM will not substitute for legal advice on an overseas purchase, and it does not address Overseas Investment Act consent, tax residency or financing. It does not assess physical condition, which matters more when you cannot inspect. And it does not confirm ownership. Offshore buyers should treat the LIM as one of three documents, alongside a record of title and an independent building inspection, with a New Zealand solicitor co-ordinating the transaction.
How To Order
Provide the New Zealand property address — you do not need to be in the country, own the property or have the owner's consent. We identify the district, obtain the full property record and deliver your completed report electronically wherever you are. The entire process is remote, and no New Zealand address or in-person attendance is required at any stage.
Turnaround & Delivery
Councils must supply a LIM within 10 working days of receiving a complete application. That timeframe is set by section 44A of the Local Government Official Information and Meetings Act 1987. Build in additional time if you are working across time zones or coordinating with a New Zealand solicitor, and remember that New Zealand working days exclude local public holidays, which differ from those in your own country. Fast Track Processing is available for NZ$299. Delivery is electronic, so there is no international postage delay once the council releases the report.
Frequently Asked Questions
Can I order a New Zealand LIM Report from overseas?
Yes. There is no residency or ownership requirement. Anyone can request a LIM for any New Zealand property from anywhere, and delivery is electronic.
Do I need a New Zealand address to order a LIM?
No. You need the address of the property being investigated, not an address of your own. Reports are delivered electronically.
Is a LIM the same as a title search in New Zealand?
No, and the distinction matters more for overseas buyers. The LIM is the council's record of consents, zoning and hazards. The record of title, held by Land Information New Zealand, shows ownership and registered interests. They come from different bodies.
What natural hazards does a New Zealand LIM disclose?
Whatever the council holds for that property — commonly flooding, erosion, subsidence, land instability, liquefaction-prone ground and coastal inundation. New Zealand's seismic and coastal exposure is often unfamiliar to overseas purchasers and affects both insurance and lending.
Do I still need a LIM if I have engaged a New Zealand solicitor?
Your solicitor will generally want one. The LIM is the source document they rely on to advise you on the council position, and it is usually the buyer who obtains it.
Will a LIM tell me if I need Overseas Investment Act consent?
No. A LIM is a council property record and does not address overseas investment rules, tax or residency. Your New Zealand solicitor will advise whether consent requirements apply to your purchase.
Order Your LIM Report Now
No New Zealand address required. Ordered remotely, delivered electronically. Residential NZ$1,299. Commercial NZ$2,499.
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Property Records Team
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