Property Title vs LIM Report in New Zealand: What's the Difference and Why You Need Both

If you're buying property in New Zealand, your lawyer or conveyancer will probably tell you to get both a property title search and a LIM report. But what exactly is the difference — and do you really need both?

The short answer: yes. A property title and a LIM report cover completely different aspects of a property, and the gaps between them are where expensive surprises hide.

Here's what each one reveals, where they overlap, and why relying on just one could cost you thousands.

What Is a Property Title (Record of Title)?

A Record of Title — formerly called a Certificate of Title — is the official register of ownership for a property in New Zealand. It's maintained by the national land registry and tells you:

• Who owns the property (registered proprietors)
• What type of ownership (freehold, leasehold, cross-lease, unit title)
• Mortgages registered against the property
• Easements (rights others have over the land, like right of way)
• Covenants (restrictions on what you can do with the land)
• Caveats (warnings that someone claims an interest in the property)
• Consent notices under the Resource Management Act

Think of the title as the legal backbone of the property. It tells you who has legal rights and restrictions attached to the land itself.

You can order a Record of Title with Diagram for $42.90 directly through our service — fast, digital, and delivered to your inbox.

What Is a LIM Report?

A LIM (Land Information Memorandum) report is issued by the local council — not the land registry. It pulls together everything the council knows about a property, including:

• Rating information (rates, valuation)
• Building consents and code of compliance certificates issued for the property
• Resource consents granted or applied for
• Subdivision and planning information
• Drainage and utility plans
• Potential hazards (flood risk, contaminated land, earthquake-prone buildings)
• Any enforcement notices or outstanding issues
• Zoning and district plan rules that apply to the property

A LIM report is essentially the council's complete file on a property. It can cost $300–$500+ and take 10 working days, depending on the council.

The Key Differences at a Glance

What the Title Shows That the LIM Doesn't

This is where it gets important. A LIM report won't tell you:

• Who legally owns the property right now — only the title does that
• Whether there's a registered mortgage and who holds it
• Easements registered on the title (like a neighbour's right of way across your driveway)
• Restrictive covenants that limit what you can build or do on the land
• Caveats preventing the property from being transferred
• Consent notices under Section 221 of the Resource Management Act

These are deal-breaking details. A property might have a covenant restricting you to a single dwelling, or an easement giving the neighbour access across what you thought was your backyard. The LIM won't mention these. The title will.

Order a Record of Title with Diagram for $42.90 and a Guaranteed Search for $45.90 to make sure you see every registered interest.

What the LIM Shows That the Title Doesn't

Equally critical, the property title won't tell you:

• Whether building work has proper consents — unconsented work is a massive red flag
• If the property is in a flood zone, erosion area, or on contaminated land
• What the zoning allows (can you subdivide? build a minor dwelling?)
• Outstanding council notices or enforcement orders
• Whether there's a swimming pool that lacks a compliance certificate
• Stormwater and sewer connections — are they properly connected?
• Heritage or special character overlays that restrict alterations

A property title might look clean, but if the council has flagged unconsented additions or a flood hazard, that's a very different story. The LIM is your window into that.

Why You Need Both: The Overlap Gap

Here's the real risk: the gap between what the title covers and what the LIM covers. Neither document alone gives you the full picture.

Example 1: You buy based on the title only. The title looks perfect — no mortgages, no caveats, no easements. But the LIM would have shown you that the previous owner added a sleepout without building consent. Now you're liable for rectification work that could cost tens of thousands.

Example 2: You buy based on the LIM only. The LIM shows a clean council file with all consents in order. But the title reveals a restrictive covenant limiting the property to residential use only — killing your plan to run a home business from the site.

Example 3: Both matter together. The LIM shows a resource consent for subdivision, and the title shows a covenant that prohibits subdivision. Without checking both, you'd never know they conflict.

When Can You Skip the LIM?

In practice, a LIM is most important for:

• House purchases — always get both
• Off-the-plan purchases — the title may not exist yet, so the LIM is your main source
• Commercial properties — critical for zoning and consent history
• Properties with additions or alterations — to verify consents

You might skip the LIM if:

• You're buying a bare residential section in a new subdivision with no structures
• You're doing a quick title-only check before auction (and plan to follow up with a LIM if you win)
• You already own the property and just need to confirm your title details — in which case, a Record of Title with Diagram for $42.90 is all you need

How to Order Both Efficiently

Step 1: Get the title first. It's fast, cheap, and tells you the fundamental legal position. Order a Record of Title with Diagram — you'll have it within hours.

Step 2: Read the title carefully. Look for easements, covenants, caveats, and consent notices. If anything looks unusual, flag it for your lawyer.

Step 3: Apply for the LIM from the relevant council. This takes longer (up to 10 working days), so start the process early in your due diligence period.

Step 4: Compare both documents. Look for contradictions. If the title says one thing and the LIM says another, that's a conversation for your solicitor.

For the most thorough check, our Pre-Purchase Package at $189.90 bundles the key title searches together — Record of Title, Guaranteed Search, Historical Title, Instruments, and Survey Plan — giving you the complete title picture before you commit.

FAQ

Is a LIM report the same as a property title?

No. A property title (Record of Title) is the national register of legal ownership and interests. A LIM report is the local council's file on the property, covering building consents, zoning, rates, and hazards. They cover different information and you need both for full due diligence.

How much does a LIM report cost in New Zealand?

LIM reports typically cost $300–$500+ depending on the council, and can take up to 10 working days. A property title search starts at $42.90 and is delivered within hours.

Can I buy a property without a LIM report?

Technically yes, but it's risky. Without a LIM, you won't know about unconsented building work, flood zones, or council enforcement notices. Most lawyers strongly recommend getting one. At minimum, always order a Record of Title to understand the legal position of the property.

*Ready to order your title search? Get started with a Record of Title with Diagram for $42.90 or our comprehensive Pre-Purchase Package for $189.90.*