A LIM, or Land Information Memorandum, is a report from the local council that gathers what the council knows about a property. When buying, it is one of the most important pieces of due diligence, because it can reveal consent issues, hazards, and obligations that are not obvious from a viewing. Reading it carefully can save you from an expensive surprise.
A house can look perfect and still carry hidden issues on the council record, like work done without consent or a hazard zone. Those can affect insurance, future plans, and value, so a LIM is core due diligence before you commit.
Check that work done to the property had the right consents and received code compliance certificates. Decks, extensions, plumbing, and woodburners are common areas where unconsented work appears, and it can become your problem as the new owner.
Look for flooding, erosion, land stability, or contamination notes, and check the zoning matches your plans. A hazard listing can affect insurance and what you can do with the property.
| Red Flag | Why It Matters |
|---|---|
| Work without consent | Cost and risk to fix or regularise |
| Missing code compliance | The work may not be signed off |
| Hazard notations | Can affect insurance, value, and plans |
| Outstanding rates | Money owing on the property |
A LIM tells you what the council knows on paper. A builder's or property inspection report tells you the physical condition: the state of the roof, weathertightness, moisture, and structure. You usually want both, because each catches things the other misses.
| Report | Tells You |
|---|---|
| LIM | The council record: consents, hazards, rates, zoning |
| Builder's report | The physical condition of the building |
A LIM might reveal an unconsented extension, while a builder's report might reveal moisture damage. Relying on only one leaves a blind spot. Together they give a fuller picture before you buy.
Where possible, make your offer conditional on a satisfactory LIM and inspection, so you can walk away or renegotiate if something serious turns up. See our material on conditional offers and buying a house.
A LIM costs a fraction of the issues it can reveal. Skipping it to save a little, or to win a fast deal, is a big gamble.
A LIM is the council record, not the building's physical state. You still need an inspection.
If the LIM shows no consent for a deck that clearly exists, that is a flag to investigate, not ignore.
Flooding or land stability notes can affect insurance and value. Take them seriously and check insurability.
See our First Home Buyer guide for the wider buying process. Final word: a LIM reveals what the council knows about a property, from consents to hazards, and is essential due diligence when buying. It works alongside a builder's report, not instead of it. Read it carefully, cross-check the consents, and make your offer conditional. This is general information, not legal advice; use a lawyer for your purchase.
Quiz on Reading a LIM (20 Questions)
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