Official Council Document
LIM Report
LIM Report Westport | Land Information Memorandum for Westport Properties
Quick Answer
Ordering a LIM Report for a Westport property gives you the Buller District Council record in full: the consent history behind everything built on the site, the district plan position, the services, and recorded hazards. It is the only authoritative account of a property's regulatory history.
A market where recent severe flooding has made flood history decisive in transactions. That shapes what turns up on a Westport council file: the consent history of township housing and rural holdings, many affected by recent major flood events, the district plan rules governing the site, and whatever official records about severe river flooding. A Land Information Memorandum sets that record out in full, so a buyer, a vendor or a solicitor has it before a decision is made rather than after.
Key Facts
Location
Westport
Online Delivery
Delivered online via email
What Is This Document
A Land Information Memorandum is a formal statement issued under section 44A of the Local Government Official Information and Meetings Act 1987. The distinction that matters is between what a council knows and what is true. The council compiles the Westport report from its own files, so it discloses recorded information — consents granted, notices issued, hazards mapped. Work carried out with no council involvement leaves no trace, which is exactly why the gaps are as informative as the entries.
Which Document Do I Need
They answer different questions and most buyers need both.
| Situation | Recommended Document |
|---|---|
| What the council knows. | LIM |
| Who owns the land and what legal interests are registered against it — easements, covenants, mortgages, cross-lease or unit title structures. | Record of title |
| If you are assessing physical condition | Building inspection |
to commission; a LIM records what was consented, not whether the work was done well or has since deteriorated.
What Information Is Included
Expect five things on a Westport LIM.
The consent history, including whether each consent was closed out with a code compliance certificate.
The district plan position — zoning, overlays, and any designation affecting the land.
Rates and any arrears.
The services official records as connected, plus drainage plans where they exist.
the hazard entries, which for this district commonly cover severe river flooding, coastal erosion and Alpine Fault seismic exposure.
Why People Order
Because the consequences land on the owner, not the builder.
If a previous owner added a room without consent, the council can require the current owner to regularise or remove it — regardless of who did the work or when.
Add to that the hazard information lenders and insurers now expect to see, and the LIM becomes the document that determines whether a Westport purchase works financially.
Real World Use Cases
Typical Westport findings: a sleepout with no consent at all, discovered during a conditional period and resolved as a vendor obligation before settlement.
A property where severe river flooding appears on the official record, prompting an insurance conversation that changes the buyer's maximum price.
A site whose zoning turns out not to permit the buyer's intended use — identified before the offer went unconditional rather than after.
Council & Property Context
It maintains the property file, processes building and resource consents, and issues the LIM. A market where recent severe flooding has made flood history decisive in transactions. That local context shapes what appears on a Westport LIM: severe river flooding, coastal erosion and Alpine Fault seismic exposure are the hazard categories most likely to be recorded, and the district's housing stock — township housing and rural holdings, many affected by recent major flood events — determines the kind of consent history you should expect to see. A Westport LIM reflects that district's records specifically; it does not carry information held for any other district.
Common Mistakes
Confusing the LIM with the title.
The official record shows consents and hazards; ownership, easements and covenants sit on the record of title and appear nowhere on a LIM.
Beyond that: skipping the services section, which on Westport property frequently holds the surprise; and treating an absent hazard notation as confirmation that severe river flooding does not affect the site.
When Not Sufficient
The limit of a LIM is the limit of what the council knows. It cannot disclose unrecorded work, cannot assess whether what was built was built well, and cannot tell you what the property is worth. On Westport property — particularly township housing and rural holdings — a building inspection and a record of title are the two documents that close those gaps.
How To Order
Two things are needed: the Westport address and the report type. Everything after that is handled — we obtain the complete official record and deliver it electronically. Most buyers forward the report straight to their solicitor, so it is delivered in a form that can be passed on directly.
Turnaround & Delivery
Expect your Westport LIM Report within 15 working days of confirming your order. Working to a tighter deadline? Fast Track Processing at NZ$299 moves you to the front of the queue, with delivery targeted within 10 working days. Larger or more complex property files can add time, so order as early as your timeline allows.
Frequently Asked Questions
Does a flood notation on a Westport LIM affect insurance?
It can. Insurers increasingly price flood exposure directly, and a notation on the official record is the kind of information an underwriter will ask about. Obtain the LIM before your finance and insurance conditions expire, so a revised premium is something you can act on rather than absorb.
How is erosion recorded on a Westport LIM?
As a special land feature where the council holds the information. In this district erosion is a recurring entry and can affect both what may be built and how the property is insured.
What does a Westport LIM show for a rural property?
The consent history for dwellings and farm buildings, the zoning and any rural overlays, rating information, and the water and wastewater arrangements the council holds. On rural land the services section is usually the most valuable part, because on-site systems are rarely documented anywhere else.
Will a Westport LIM show damage from previous flood events?
It discloses what official records, which can include hazard notations and any consents or notices arising from flood events. Given this district's recent flood history it is among the most important sections of the report, and it directly affects insurance availability.
What happens if a Westport LIM shows unconsented work?
The obligation to resolve it passes to you on settlement. The council can require regularisation or removal, regularisation is not always achievable, and unconsented work affects insurance and future resale. While your offer is still conditional you have options; afterwards you do not.
What is the difference between a Westport LIM and a title search?
The LIM is the council's record — consents, zoning, rates, hazards. A record of title, held by Land Information New Zealand, shows legal ownership and registered interests such as easements and covenants. Different bodies, different information, and most buyers need both.
Order Your Westport LIM Report
Enter the Westport address and we will obtain the full Buller District Council record for the property. Residential NZ$1,299. Commercial NZ$2,499. Fast Track Processing NZ$299.
Get Your LIM Report - WestportProperty Records Team
Last updated: