LIM report NZ: what it shows, costs, and how to order fast in 2025

TL;DR

A LIM report NZ is a council-issued legal document with a statutory maximum 10-working-day turnaround under LGOIMA. Under section 44A of the LGOIMA Act 1987, any person can apply for a LIM and the council must provide it within 10 working days (the application must include the council’s fixed fee).
Auckland Council: Offers Standard (up to 10 working days) and Urgent (up to 3 working days) LIM services. Fees are $375 (Standard) or $506 (Urgent), with digital delivery only and specific cancellation/refund rules.
Wellington and Christchurch: Costs vary by council. Wellington City’s residential LIM costs $563.50 (plus an optional Fast Track add-on of $282) while Christchurch City’s residential LIM is $290 standard (10 days) or $390 fast-track (5 days).
Natural hazard info on LIMs is being standardised: The Local Government LIM Regulations 2025 set new requirements for how councils must present hazard information (coming into force six months after their Gazette notification in April 2025).

What is a LIM report in New Zealand? (Definition and the law)

When researching LIM report NZ requirements for your property purchase, it’s essential to know that in New Zealand, a Land Information Memorandum (LIM) is an official report that your local council must produce within 10 working days of your request. It summarises everything the council knows about a given property from its records. A LIM report NZ gives property buyers clarity before making legal or financial commitments. The requirement for LIMs comes from section 44A of the Local Government Official Information and Meetings Act 1987 (LGOIMA), which says any person may request one, the council must respond within the timeframe, and the application must be accompanied by the council’s fixed charge (so there’s no “free” LIM from councils by law).

Every council follows the same legal framework for LIMs, although the presentation can vary. For example, the Auckland Council adheres to the 10-working-day statutory timeframe (with an optional 3-working-day urgent service) and publishes its fee schedule. Meanwhile, Wellington and Christchurch have their own posted fees and processes in addition to the LGOIMA requirements. The core content of a LIM, however, is defined by law across the country.

Before applying for your LIM report NZ, you can get a FREE Market Property Report to understand how much your home could be worth.”

What does a LIM report show? (Typical inclusions)

A LIM report provides a snapshot of all the information a council has about the property. Typical inclusions are:

Natural hazard information: Any known hazards the council is aware of, such as erosion, land subsidence, flooding, or susceptibility to things like coastal inundation or liquefaction. (For home buyers, a LIM report NZ ensures hazards are disclosed accurately across councils.)
Drainage and water services: Details of stormwater and sewerage drains on or serving the property (including both public and private lines and connection points).
Building and consent history: Records of building permits, building consents, resource consents, code compliance certificates, certificates of acceptance, and any open requisitions or enforcement notices related to the property.
Rates information: Whether there are any rates owing or outstanding payments on the property at the time of issue.
Land and planning details: Zoning and district plan information, heritage or archaeological designations, and any special feature designations or restrictions affecting the land’s use (for example, protected trees or heritage buildings). This section can also note any red or yellow sticker placards issued after events like earthquakes or floods.
Other relevant notes: Any other information the council considers relevant to the land or buildings (for example, notices from utility operators, or localised hazard notices). If certain hazards are common in the area, the LIM may include notes referring to regional maps or studies.
Reminder – summary vs. detail: A LIM is essentially a summary of the property’s file. If you need to see the underlying documents (like detailed plans, consents, or correspondence), you would typically request the property file separately, since those items are not included in full within the LIM.

LIM report NZ cost — how much is a LIM report across NZ?

There is no single fixed price for a LIM, as each council sets its own fees under LGOIMA. How much you pay for a LIM report NZ depends on the council’s fee schedule and whether you need a standard or urgent processing timeframe. Below are some examples (as of 2025):

Auckland (Tāmaki Makaurau): $375 for a standard LIM (up to 10 working days) or $506 for an urgent LIM (up to 3 working days). (A credit/debit card payment incurs an additional 1.75% fee.)
Wellington (Pōneke): $563.50 for a residential LIM (base fee, up to 10 days), $1,315.00 for a non-residential LIM (base fee), with optional Fast Track service add-ons costing $282.00 (for a single residential property) or $422.50 (for multi-unit residential).
Christchurch (Ōtautahi): $290 for a residential LIM (10 working days) or $390 for a Fast Track residential LIM (5 working days). Commercial LIMs cost $435 (standard) or $535 (fast-track).
Hamilton (Kirikiriroa): $410 for a residential LIM, $588 for a commercial LIM, or $533 for an “Express” residential LIM (quicker service). An hourly surcharge may apply if processing takes more than 3 hours.
Waikato District: $360 for an electronic standard LIM (10 working days) or $510 for an electronic urgent LIM (5 working days). (There is a separate Commercial/Industrial LIM option at $605.)
South Waikato District: $265 for a standard residential LIM (10 working days) or $425 for an urgent residential LIM (approximately 3 working days).

These examples show how LIM fees vary. In general, three factors drive the differences: each council’s own cost-recovery policy, the type of property (residential vs. commercial or complex properties often have higher fees)

If you’re budgeting for due diligence, try our New Zealand property valuation 2025 to see how your property’s value aligns with local LIM costs.

Free LIM report NZ — what’s realistic (and what’s not)

It’s natural to hope for a free LIM report, but in practice councils are allowed to charge a fee for providing a LIM. The law requires that a LIM request must be accompanied by the prescribed charge, so councils do not issue LIMs for free. (While you can view some property information online, the compiled official LIM always has a cost.)

However, there are many things you can check for free before ordering a LIM. Councils offer various online tools and resources at no charge. For example:

Check hazard maps: Use Auckland Council’s online Flood Viewer to see if the property lies in any flood plains, overland flow paths, or coastal inundation zones. You can also explore council mapping platforms (like GeoMaps) to view zoning, service locations, and hazard overlays in the area.
Estimate the property’s value: Before spending on reports, you can get a free local home price estimate from PriceMyProperty.co.nz. This instant property value insight serves as an NZ house pricing guide, giving you a sense of how much the house might be worth – information that complements your LIM and other due diligence.

How to get a LIM report — step-by-step (Auckland, Wellington, Christchurch)

Ordering a LIM is straightforward once you know the process. Below we outline how to correctly request a LIM in Auckland, Wellington, and Christchurch – including processing times and tips about holiday periods that might affect timing.

Auckland (Auckland Council) — apply online only

Gather property details: Make sure you have the property’s correct street address and legal description (Lot and DP numbers) for the application. Typos or errors can delay processing.
Choose Standard vs Urgent: Decide whether you need the Standard service (up to 10 working days) or the Urgent service (up to 3 working days) for the LIM, based on your timeline.
Submit the application online: Auckland Council only accepts LIM applications online. Fill out the online form on the council’s website. (Note: The processing “clock” starts on the next working day after you submit your application.) The LIM report NZ online process in Auckland is designed for a quick, digital service
Pay the fee: Pay the required fee when you apply. (Auckland’s system allows online EFTPOS or credit/debit card for all LIMs, and also Account2Account for standard LIMs. A 1.75% surcharge applies to card payments. Urgent LIMs cannot be paid via Account2Account.)
Receive the LIM digitally: Auckland will email you a link to download the completed LIM report (PDF) along with a one-time access token. No hard copy is provided. The download link expires 28 days after issue, so save the file and share it with your team promptly.
Cancellations and refunds: If you need to cancel your request, Auckland requires urgent LIM cancellations within 24 hours of ordering. Standard LIM orders can be cancelled by phone or email (before they are completed); if a standard LIM ends up taking longer than the 10-day target, you may be eligible for a refund of part of the fee.
Timing tip: Remember that “working days” exclude weekends, public holidays, and the period from 20 December to 10 January. If you’re in a hurry, try to lodge your urgent LIM early in the week and avoid spans when a holiday or the Christmas/New Year shutdown will pause the clock.

Wellington (Wellington City Council) — title required and optional Fast-track

Include a Record of Title: Wellington’s LIM report NZ process is strict about providing recent title documents. When applying in Wellington, you must provide a Record of Title (less than 3 months old) for the property. (If you don’t have one, you can obtain a title through Land Information New Zealand or your lawyer.)
Apply and pay online: Submit your LIM application via the Wellington City Council website and pay the fee by credit or debit card. Standard processing is up to 10 working days.
Fast-track option: Wellington offers a Fast-track LIM (target 5 working days) for residential properties, but you have to request it at the time of application (and generally within one business day of your initial LIM request). The council will decide case-by-case if Fast-track can be granted. An additional Fast-track fee applies if approved.
Cancellation policy: Wellington’s refund policy for a cancelled LIM depends on how many days have passed since you made the request (the refund amount scales down the further along the processing is). Check the council’s fees page for the specific refund amounts.
Delivery: Your LIM will be delivered electronically to the email address you provided. (Note: Wellington, like other councils, does not count public holidays or the 20 Dec–10 Jan period as working days in its timeframe.)

Christchurch (Christchurch City Council) — Standard or Fast Track

Submit online: Apply for a Christchurch LIM through the council’s online portal (under “LIMs and property services”). Choose either a Standard LIM (10 working days) or a Fast Track LIM (5 working days) and pay the corresponding fee.
Upgrade option: If you’ve already ordered a standard LIM but later need it sooner, Christchurch allows you to upgrade to Fast Track. You’ll need to fill out an online form to request the upgrade and pay the additional fee. (Be aware that if the LIM is already completed or very close to completion, you might not be able to cancel or upgrade it.)
Check processing times: Christchurch publishes a daily LIM processing report, which shows the current backlog and expected completion dates for LIMs in the system. This is a useful reference to gauge how quickly you might get the report, and to plan things like settlement or finance condition dates accordingly.
Working days: Christchurch’s working days are Monday–Friday excluding public holidays (the same LGOIMA exclusion of 20 Dec–10 Jan applies). If you submit a request just before a long weekend or holiday period, remember that those days won’t count toward the 10 or 5 day timeframe.

Pair these free council tools with a How much could your house sell for? Valuation for a complete market view.

LIM vs property file — what’s the difference?

It’s important to understand that a LIM report and a property file are not the same thing. They serve different purposes, and councils often recommend getting both for a complete picture. Here’s how they compare:

Purpose: A LIM is the official council-issued summary of information about the property (produced under LGOIMA section 44A for due diligence). The property file, on the other hand, is the council’s archive of all the detailed documents and correspondence related to the property.
Content depth: The LIM provides a high-level summary of key facts – it lists known hazards, relevant consents or permits and their status, outstanding notices, details of services, rates information, etc. The property file contains the actual documents behind those facts: for example, full building consent files and plans, inspection records, correspondence, and so on (many of which are only summarized or referenced in the LIM).
Scope: A LIM might include some information that is area-wide (for example, it may note that the land is in a particular flood zone or subject to a general hazard that affects the wider neighbourhood). A property file is strictly site-specific – it will only contain records that were filed for that particular property (like its own plans and permits).
Status and timing: A LIM is a statutory product – the council must issue it within 10 working days by law, and the fee is set under legislation. A property file request is simply an information service – there’s a fee, but it isn’t bound to the 10-day rule (delivery times vary by council policy and workload).
Using both: Councils usually advise buyers (and sellers) to get both a LIM and the property file. The LIM gives you the official overview, and the property file lets you drill down into the details behind that overview. For example, Auckland Council explicitly notes that a property file does not replace a LIM – each provides different insights. Understanding your LIM report NZ alongside a property file helps clarify full compliance. Having both can help ensure nothing is missed when you’re buying or planning work on a property.

Bottom line: Think of the LIM as the council’s summary of the property (great for due diligence) and the property file as the full archive of original documents. Checking both will give you the most complete understanding of the property’s status and history.

2025 natural hazard changes — what buyers and sellers should know

Big changes are coming (and have begun) for how natural hazard information is disclosed in LIM reports. Recent law updates aim to make hazard warnings clearer and more consistent nationwide:

New LGOIMA provisions (effective 1 July 2025): Parliament has added sections 44B–44D to the LIM legislation (LGOIMA) requiring councils to include natural hazard information in a way that is easier to understand. From 1 July 2025 onward, every LIM report NZ must meet these new requirements for hazard disclosure.
Standardised presentation (effective 17 October 2025): Supporting regulations were notified in the New Zealand Gazette on 17 April 2025, and they come into force six months later (17 October 2025). These regulations will standardise how councils format and present the hazard information in LIMs. In short, no matter which council you get a LIM from, the hazard section should follow a more uniform template and include additional context.
Greater consistency and context: The Department of Internal Affairs (which administers the LIM regulations) has indicated that under the new rules, LIM reports will include concise summaries of each relevant natural hazard and plain-language explanations of what those hazards mean. Councils will also provide references to the underlying maps or data for those hazards. The goal is to make it easier for buyers to interpret hazard information and to compare properties across different districts.
Coordination with regional councils: The reform also requires regional councils to supply up-to-date hazard information to the city/district councils for inclusion in LIMs. The intent (as explained in the government’s Regulatory Impact Statement) is to ensure that the best available hazard data is being used, and that councils share responsibility for communicating risk to property owners.

If you’re in the middle of a property transaction in 2025, be mindful of these dates. From 1 July 2025, councils are obliged to include the new hazard disclosures in any LIM issued. From 17 October 2025, they must also follow the new standardised format. (Some councils have already started updating their LIM report layouts ahead of time.) For example, in Auckland (Tāmaki Makaurau), the council’s post-flood recovery updates note that properties affected by recent storms may have new risk categories listed on their LIMs, which will be updated once certain remedial works are completed. It’s worth checking whether a property’s LIM has been updated to reflect any such changes if it was in an area hit by major weather events.

Practical tips before ordering (save time, avoid surprises)

Keep the following tips in mind to streamline the LIM process and avoid any last-minute issues:

Plan around “working days”: Remember that councils count only business days (Monday–Friday, excluding public holidays and the Christmas/New Year period of 20 Dec–10 Jan) toward the 10-day statutory limit. If you’re up against a deadline, submit your LIM request early in the week and be wary of any upcoming holidays that could pause processing.
Standard vs. urgent service: Decide upfront if you need an urgent LIM. Auckland can turn around an urgent LIM in about 3 working days, Wellington and Christchurch offer Fast-track options (with extra fees), but some smaller councils (for example, Upper Hutt) don’t offer any expedited LIM service at all. Plan according to how quickly you need the information.
Have the right info ready: Double-check the property’s legal description and address before you apply. Some councils – for instance, Wellington – also require you to upload a recent Record of Title with the application. You can obtain a title through LINZ (Land Information New Zealand) if you don’t have one handy.
Check current wait times: Look to see if your council publishes current LIM processing times. Christchurch, for example, provides a daily LIM processing report showing how backlogged they are and when new LIMs are estimated to be completed. This can help you manage expectations and plan things like finance or settlement dates.
Do a hazard preview: Take advantage of free tools to preview any natural hazards. For example, Auckland’s free Flood Viewer and GIS maps can highlight flood-prone areas or other hazards on the property, and the national Natural Hazards Portal (by Toka Tū Ake EQC) lets you explore risks in the wider area. Knowing these beforehand lets you discuss concerns with your lawyer and not be caught off-guard by the LIM.
Consider ordering the property file: A LIM is a summary, whereas the property file contains all the detailed records (building plans, consents, inspection notes, etc.). If you want the complete picture, consider requesting the property file as well. Yes, it’s an extra cost, but seeing the source documents behind the LIM’s summary can be invaluable – especially if you suspect there were unconsented works or outstanding issues.
Be ready for digital delivery: Councils now deliver LIMs electronically (via email or a download link). In Auckland’s case, the link will expire after 28 days – so don’t put off downloading your report. Save a copy and forward it to your advisors (lawyer, builder, etc.) promptly so everyone is working off the same information.
Know the cancellation window: If you no longer need a LIM after ordering, check the council’s refund rules. Auckland, for example, requires you to cancel an urgent LIM within 24 hours to get a refund, and even standard LIMs might only be partially refunded if the council has already spent time on them.
Resolve flagged issues early: If your LIM report NZ comes back showing any open building permits/consents or outstanding council requisitions, address them sooner rather than later. In Auckland, unresolved issues noted on a LIM are considered potentially complicating a sale. Work with the seller (or relevant parties) to clarify or resolve these items before committing to purchase.
Check payment methods: Different councils allow different payment methods for LIMs. Auckland, for instance, accepts online payment via EFTPOS, credit/debit cards (with a small surcharge), or Account2Account (not available for urgent LIMs). Other councils might only take card payments. Knowing this in advance can save time – especially if you need to arrange an alternative payment method.

FAQs — clear answers about LIMs (NZ-only)

Q: What is a LIM report?

A: A LIM (Land Information Memorandum) is the council-issued report defined in LGOIMA (Local Government Official Information and Meetings Act 1987). Any person can request one, and the council must provide it within 10 working days. The LIM compiles all the relevant information the council has on file about a property – including details on hazards, services, rates, consents, and more – as a one-stop reference for buyers or owners.

Q: How much does a LIM report cost?

A: It varies by council. For example, Auckland Council currently charges $375 for a standard LIM (10-day service) or $506 for an urgent LIM. Wellington City’s residential LIM is about $563.50 (with extra for Fast-track), and Christchurch’s is about $290 for a standard residential LIM or $390 for fast-track. Always check your local council’s website for the latest LIM fees, as they can change and commercial properties often cost more.

Q: How do I get a LIM report in Auckland, Wellington, or Christchurch?

A: In all these cities, you can apply online via the council’s website. Auckland’s LIM requests are online-only (with digital delivery of the result). Wellington requires that you attach a recently issued Record of Title to your application and offers an optional Fast-track service for eligible residential requests. Christchurch provides both Standard (10 working days) and Fast Track (5 working days) options – and even lets you upgrade a standard request to Fast Track if needed. Christchurch also publishes a daily report of current LIM processing times to keep applicants informed.

Q: What does a LIM report show?

A: It will include all the items that councils are required to disclose under LGOIMA section 44A(2). In plain terms, that means any known natural hazards affecting the land, information on stormwater and sewerage drains, any consents, notices or requisitions (like building permits or enforcement notices) relevant to the property, rates owed on the property, and so on. Essentially, it reflects what the council knows about the property at the time of issue.

Q: Is there a free LIM report?

A: No – councils charge a fee for LIMs as allowed by law. You can’t get an official LIM without paying the set fee. (Many councils do provide free online access to some property information, such as basic property details or hazard maps, but the comprehensive LIM document is a paid request.)

Q: What’s the difference between a LIM and a property file?

A: A LIM is a summary report prepared by the council under LGOIMA for due diligence; a property file contains the actual detailed records (like building plans, consent documentation, inspection reports, etc.). The LIM is great for an overview and is faster to obtain, but if you want the full details, you’d go through the property file. In fact, Auckland Council explicitly notes that the property file does not replace a LIM – they recommend getting both when you’re buying a house, if possible.

Q: What’s a LIM timeframe, and how are “working days” counted?

A: By law, a LIM must be delivered within 10 working days maximum. “Working days” exclude Saturdays, Sundays, public holidays, and the period from 20 December to 10 January (when many council offices essentially shut down for processing purposes). Some councils offer faster turnaround options (e.g. urgent or Fast-track LIMs), but the definition of working days remains the same – which means a holiday can effectively extend the actual calendar wait time.

Q: What’s changing with LIM hazard information in 2025?

A: New rules are being implemented to improve how natural hazards are reported in LIMs. The Local Government (Natural Hazard Information in Land Information Memoranda) Regulations 2025 (and amendments to the LGOIMA in 2023) require councils to present hazard info clearly and consistently. These changes kick in during 2025 – from mid-year 2025, councils have to include more standardised hazard descriptions, and by late 2025 they must use a uniform format for the hazard section. The idea is that wherever you get a LIM in NZ, the hazard information will be easier to understand and compare.

Q: How can I get a LIM report urgently – any tips?

A: Many councils offer some form of urgent LIM. For instance, Auckland’s “Urgent LIM” service takes up to 3 working days (with a higher fee and strict refund rules if it’s late), Wellington can Fast-track a LIM in about 5 days for some cases, and Christchurch lets you upgrade a standard LIM to Fast Track if time becomes critical. If you need a LIM urgently, request the expedited service if available, and always double-check the council’s policy on urgent requests (some smaller councils might not offer it). It also helps to get your application in early in the week and early in the day.

Q: Where can I see current processing times before I order a LIM?

A: Check if your council provides updates on LIM turnaround times. Christchurch City Council, for example, has a publicly available “LIM processing report” that shows the expected completion dates for LIMs currently in queue. This kind of information can give you a sense of whether the council is running backlogs or delivering well within the 10-day frame, which can be useful if your property deal has tight timelines.

Turn your LIM insights into a smarter sale

LIM reports provide crucial insights for your property decision. Once you have that knowledge in hand, it’s time to think about your property’s value on the market. Get an extra edge by using our FREE Market Property Report tool to find out How much could your house sell for? This is a complimentary, locally-prepared valuation snapshot that can guide your next move. Armed with both your LIM and your PriceMyProperty.co.nz report, you’ll be well-equipped to make informed decisions about selling (or buying) your home.