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 only shows up in our system once your payment has cleared.
Can I cancel and get a refund?
You can cancel your application, but you'll only get a partial refund. View our LIM fees table (PDF 310 KB) to see how much your refund will be.
I’ve cancelled my LIM for a partial refund, can I get a partial LIM?
No. Because of the way LIMs are created, there is no 'half-built' LIM to give you if you cancel it during processing.
The LIM process begins with about a dozen Council departments feeding their information about the property in to the main system. The LIM Officer will then work with all of the departments to try and resolve outstanding matters e.g. defining the extent of encroachments onto Council land, or checking with Wellington Water to see if any recent or planned storm water upgrade works may alleviate storm water ponding in the area.
Near the end of the LIM process the LIM report is generated, supporting documents are added, and the final report is edited.
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. Please contact us if you have a specific date you need your LIM by and we can try our best to accommodate your deadlines.
What is a working day?
Any normal Monday to Friday excluding weekends, public holidays and the days between 20 December and 10 January.
If you applied during business hours, working day 1 is the following working day.
If you applied outside of business hours, working day 1 will be the day after the working day that we receive your application.
How will I get my LIM?
Your LIM will be sent to the email address on your application form, as a link to a PDF file.
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 under the Local Government Official Information and Meetings Act 1987, plus other helpful items e.g. your rubbish 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.
Other important information can be provided through an Official Information Request (OIR). An OIR can take 20 working days to process.
The best way to get the full information on a property (including leaky building status, meth contamination, flooding and landslip history) is through a LIM.
I know someone had a LIM done last year – why can’t I just have a copy of that LIM?
A LIM is a legal contract between Council and the purchaser of the LIM, and is the property of the LIM-purchaser. Council won’t give out a LIM without the purchaser’s permission.
A LIM is a snapshot in time, so an old LIM may not be an up-to-date picture of the property. While an old LIM could be helpful, it should not be relied upon to purchase the biggest asset of your life.
Can’t I just view a copy of the LIM for the property?
No. A LIM is not the same as a property file. If you want to view the property file, you can access it through our building information search.
A LIM doesn’t exist until someone orders one on the property 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