James PuahIf you’re a first-time homebuyer in New Zealand, a common question you might be asking is:
“Do we really need to order our own LIM report, or is the one provided by the seller good enough?”
It’s a fair question. Many property listings come with a LIM (Land Information Memorandum) report already included—usually supplied by the vendor or real estate agent. So it’s understandable that buyers hesitate to spend another $300–$500 on a LIM of their own.
The Short Answer
It depends on the property.
In this post, we’ll break down when it might be okay to rely on the seller’s LIM—and when ordering your own is the smart move.
Why the Vendor’s LIM Might Not Be Enough
Even though the LIM from the seller looks official (on council letterhead and sometimes stamped), there are important limitations if it’s not addressed directly to you:
- You can’t use it to satisfy the LIM condition in your Sale and Purchase Agreement.
- You can’t rely on it to negotiate repairs or variations to the contract.
- You can’t hold the council liable for any mistakes—because you weren’t the original requester.
Bottom line: If something goes wrong and the LIM wasn’t in your name, you may have no legal recourse.
What Could Go Wrong?
Imagine this: you buy a property relying on the vendor-supplied LIM. After settlement, you find out the deck was built without consent, or there’s no Code Compliance Certificate (CCC) for the extension.
Because the LIM wasn’t addressed to you, the council has no duty of care. You’re now responsible for sorting it—and it could even affect your ability to resell.
Do You Always Need to Order Your Own LIM?
While the standard advice is “always order your own,” the real answer is more nuanced.
It depends on the age, history, and complexity of the property—and your risk tolerance.
When You Might Not Need Your Own LIM
In some lower-risk cases, it might be okay to rely on the seller’s LIM:
- Brand-new builds or newly completed townhouses
- Comes with a fresh CCC and recently issued title
- Sold by a reputable, established developer
For these properties, instead of paying for another LIM, focus your due diligence on:
- Checking local council flood maps or hazard zones
- Requesting the CCC directly from the developer
- Ordering a title search from LINZ
- Reviewing rates and zoning online
When You Should Order Your Own LIM
Always get your own LIM if:
- The property is older or has multiple past owners
- You suspect unconsented renovations
- The LIM provided is outdated or missing critical info
In these cases, the LIM might uncover:
- Historical consents and CCC records
- Notices of flooding, erosion, or soil instability
- Non-compliant work or outstanding council notices
These are the red flags that can cost you thousands later on.
Legal Disclaimer You Should Know
Unless a LIM report is specifically addressed to you, it cannot be relied on.
Councils owe no duty of care to third parties, and vendor-supplied LIMs may be outdated, incomplete, or inaccurate.
Quick Takeaways
New builds from trusted developers:
You might be fine with the vendor’s LIM—if you verify CCC, title, and key documents.
Older or renovated properties:
Always order your own LIM. It can reveal issues that aren’t obvious upfront.
Sale and Purchase Agreements:
To rely on the LIM condition, it must be addressed to you.
Best Practice Tips
If you’re thinking of relying on the vendor’s LIM:
✅ Check the issue date (if it’s older than 1–2 months, request an update)
✅ Have your lawyer review it
✅ Ask the council for updated records, if needed
✅ Consider making your offer conditional on receiving your own LIM, or include a warranty about the accuracy of the vendor’s version
Need Help Deciding?
Using the vendor’s LIM might save time and money—but it comes with risk.
If you’d like help assessing the risk based on the specific property you’re looking at, feel free to reach out for personalised guidance.
