Do I also need to get a property report?
All known consents and permits, as well as plans (where available) will be included in your LIM report.
There may be further information such as correspondence and specifications in the property file held by Council. You can access this online through our building information search.
Is a LIM the same as a building inspection report?
No, they are different. A building inspection report is provided by a building surveyor (not a council) who does a site visit and provides a comprehensive report on the physical state of the building. It will tell you things like if the property needs a new roof. Find a building inspector near you.
A LIM is done by council officers via computer and does not involve a site visit.
Why does a LIM cost so much?
Depending on the property, up to 17 Council teams need to share their expertise to ensure the LIM is accurate and complete. A LIM is a small percentage of the potential purchase price, so it’s a smart investment to make. View our LIM fees table (PDF 310 KB) to see how much your LIM will cost.
Can I apply now and pay later?
No. Your LIM application does not show up in our system until payment has cleared.
Why does a LIM take so long?
Up to 17 council departments share their expertise and records to compile the LIM. All of the data then needs to be checked and collated to make sure you’re getting complete and accurate information. We process LIMs as quickly as we can.
What is a working day?
A working day is any normal Monday to Friday excluding weekends, public holidays and about 3 weeks over the Christmas period. LIMs staff continue working through the Christmas break, so we still aim to provide your LIM in time.
Working day 1 is the day after we receive your application. Contact us if you have a specific date you need your LIM by.
Can I get a mini-LIM?
No, a mini-LIM doesn't exist. A LIM contains all the property information we are legally obliged to provide, plus other helpful items e.g. your rubbish collection day.
I’m in a rush – why can’t you do my LIM today?
We process LIMs in the order they were requested and as fast as we can. We know how stressful waiting for your LIM can be, and we’ll help with your requests where we can.
What’s the difference between normal 10-day and fast-track 5-day residential LIM?
The LIM report you receive is the same, regardless of if it's normal or fast-track.
For an extra fee, fast-track pushes you to the front of the queue. We provide this service for people in time-pressured sale situations. When we receive a lot of applications, we have to withdraw the fast-track service as we can’t meet the 5-day turnaround time.
Can’t I get this information for free from Council front counter staff?
You can get some information (e.g. rates information and building plans) for free through our building information search or from our main office at 30 Laings Road.
The only way to get the full information on a property (including leaky building status, meth contamination, flooding and landslip history) is through a LIM.
Other important information can be provided through an Official Information Request (OIR). An OIR can take over 20 working days to process.
I know someone had a LIM done last year – why can’t I just have a copy of that LIM?
A LIM is a snapshot in time. Because of this, an old LIM may not be a complete picture of the property. An old LIM could be helpful, but you should not rely on it to purchase the biggest asset of your life.
A LIM is a legal contract between the person who is buying the LIM and Council. The LIM is property of the person who is buying it, so Council will not give it out without the purchaser's permission.
Relying on a LIM that is not in your name (ie. you did not purchase from Council) means you can’t come back to us in the event you find a mistake or something missing.
Can’t I just view a copy of the LIM for the property?
No. A LIM does not exist until someone orders one on the property. It contains confidential information and any old ones are not available for public viewing.
I don't understand some of the information - who can help me?
Some of the important information in your LIM e.g. the Certificate of Title can be hard to understand. We recommend getting your property lawyer to look over your LIM.
At the end of each LIM section, there are contact details for the council officer or department who can help you with that kind of information. E.g. the Duty Building Officer can answer queries about building consents or plans.
Why is there so much information?
A LIM contains all of the information about your property that we are legally obliged to provide.
If your property has been through many renovations, or several subdivisions, the LIM document can be long. This is where the advice of your property lawyer can help. You are always welcome to contact the LIM team with any questions you have.
Do I need to supply a Certificate of Title?
Only if you're making a commercial/business LIM application. We use this to confirm we have the correct property. We will include a current Certificate of Title in your LIM report.
I still have questions - who can I talk to?
Call 04 570 6666 and ask to talk to the LIMs team or email LIM.Reports@huttcity.govt.nz