LIM & Title Report Guide
Insight
LIM and title reports are essential due diligence tools when buying property in New Zealand. They reveal information about zoning, building consents, natural hazards, drainage, contamination, outstanding council issues, covenants, easements and legal boundaries.
While real estate listings focus on appearance and location, LIM and title documents show the legal and physical risks that affect long-term value and safety. These reports can reveal issues not mentioned in marketing materials, and some buyers do not discover problems until after settlement.
People usually seek help when reviewing LIMs that include hazard warnings, when a title contains unexpected restrictions or when buying complex properties such as cross-lease, unit-title or rural land.
Why LIM and Title Reports Matter
Tip:
Always check the date of the LIM. An outdated LIM may miss recent council actions or hazard information.
LIM and title documents help you understand what you are actually buying — not just the house but the underlying legal and physical risks. These reports highlight issues that can affect lending, insurance, development potential, resale value and your legal rights as a property owner.
Lawyers interpret the technical information, explain whether issues are minor or serious, and identify what further reports may be needed before confirming conditions.
Natural Hazards in LIM Reports
Common pitfall:
Assuming hazard maps are ‘just advisory’. Insurance providers and lenders increasingly rely on these maps, and risks may affect affordability.
LIMs often list natural hazards such as flooding, coastal inundation, slips or liquefaction. These hazards affect insurance costs, bank lending and long-term risk. Some hazards result from updated council mapping not reflected in older marketing materials.
If your LIM identifies hazard notations, a lawyer can explain what they mean and how they may influence your purchase decision or negotiation strategy.
Unconsented Building Work
LIMs often reveal building work completed without council consent or without a code compliance certificate (CCC). This includes decks, garages, sleepouts or alterations inside the home. Unconsented work can affect insurance, lending and future ability to renovate or sell.
A lawyer explains whether the work can be exempted, whether a Certificate of Acceptance is possible, or whether you may need to negotiate a price adjustment.
Title Risks Buyers Overlook
Titles often contain restrictions that impact how you use the property. Common examples include:
- covenants restricting building materials or land use
- easements for access, pipelines or drainage
- consent notices requiring ongoing obligations
- cross-lease flats plan limitations
- body corporate rules (for unit titles)
Your lawyer reviews these restrictions and confirms whether they align with your intended use of the property.
Costs for LIM & Title Review
Most firms offer fixed-fee LIM and title reviews, especially during conditional periods. Costs may increase if the property has complex title interests, cross-lease issues, or overlapping hazards that require deeper investigation.
However, the cost is usually small compared to the risks involved in missing a serious issue before going unconditional.
Find a Lawyer to Review Your LIM & Title
Explaining the property type, any hazards noted, and what concerns you in the LIM or title helps match you with lawyers who regularly review these documents. This ensures faster turnaround and focused, practical advice during tight conditional periods.
Need help interpreting your LIM?
Send us the LIM and title documents to get matched with property lawyers who can explain the risks.
Frequently Asked Questions
What is a LIM report?
A Land Information Memorandum (LIM) is issued by the local council and summarises key information about a property. It may include natural hazard risks, building consents, code compliance, stormwater and wastewater services, zoning and outstanding council requirements.
What is included in a title report?
The Record of Title shows who owns the land and lists all registered interests such as covenants, easements, consent notices, mortgages, cross-lease flats plans and encumbrances. Lawyers review these to assess restrictions, obligations and risks.
What are the biggest red flags in LIMs?
Common red flags include natural hazards (flood, slip or coastal inundation), unconsented building work, outstanding council notices, drainage limitations, future infrastructure plans and zoning constraints. These can affect insurance, lending and value.
What do title defects look like?
Title defects often involve missing easements, outdated cross-lease flats plans, unexpected covenants, consent notices requiring ongoing obligations, or discrepancies between the physical property and what is recorded on the title. These issues can affect resale or development potential.
Should I get a lawyer to review my LIM and title?
Yes. LIMs and titles contain technical legal information that can be misinterpreted without experience. Lawyers help you understand risks, confirm whether issues are manageable, and explain whether anything should be negotiated before going unconditional.
You don’t need all the answers
Property issues can feel overwhelming — especially when you’re facing deadlines. Sharing a few details about your situation is enough for a lawyer to understand the context and guide you through the next steps.
Get Help Understanding LIM & Title Reports
LIM and title reports reveal risks that are not visible during open homes. Sharing the property address, LIM, title documents and any concerns in the reports helps match you with property lawyers who regularly interpret these documents and explain their implications.
By outlining whether the property is cross-lease, unit-title, rural or lifestyle, and whether any hazards or unconsented works appear, you can connect with lawyers who understand the specific risks involved.