Buyer guide

LIM report vs building report: what is the difference?

A LIM tells you what the council knows about a property. A building report tells you what condition the building is actually in. When you buy a house, you usually want both.

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What is a LIM report?

A LIM (Land Information Memorandum) comes from the local council, such as Auckland Council or Waikato District Council. It sets out what the council holds on record for the property, which can include building consents and code compliance certificates, zoning, known hazards such as flooding or land stability, drainage and rates.

A LIM is a record, not an inspection. Nobody visits the house to write it, so it tells you nothing about the building's current condition.

What is a building report?

A building report, or pre-purchase inspection, is an independent visual inspection of the property, carried out to NZS 4306. It tells you about defects, maintenance needs and safety concerns, and what should be looked at by a specialist. More about our pre-purchase inspections.

Side by side

LIM report

From the councilWhat is on the council's records: consents, zoning, hazards, drainage and rates. It does not look at the building.

Building report

From an independent inspectorThe building's actual condition: defects, moisture, maintenance and safety. It is not a check of council records.

Why you want both

The two work best together. If the house has a deck, sleepout, extra bathroom or other alteration that does not appear in the LIM, it may have been built without consent. That is worth asking about before you go unconditional.

If we see alterations during an inspection that may need documentation, we tell you, so you can check them against the LIM. Your lawyer can advise you on what the LIM means for your purchase.

Booking a building report

We inspect across Greater Auckland and North Waikato, mostly within 24 hours of booking, with the report within 24 hours of the inspection. A Standard House Inspection is from $550 + GST, including thermal imaging.

How it works

1. BookCall or send a request with the address and what you need.
2. InspectionArranged and completed, mostly within 24 hours of booking.
3. ReportA plain-English report, within 24 hours of the inspection.
4. Phone callWe book a call to talk you through the results.

More: Pre-purchase inspections · All inspections · FAQ · About Mike

Hours: Monday to Friday, 7am to 6pm. Weekends by appointment.
Contact: 027 202 4496 | info@whatisnextltd.co.nz
Based in Papakura, Auckland. Covering Greater Auckland and North Waikato.