A LIM report summarises property information held by the council when the report is prepared. A property file contains supporting records, which may include plans, consent documents and certificates. They serve different purposes, so one should not be treated as a substitute for the other. Settled: Doing your homework
For Christchurch buyers, there is also a useful practical detail: Christchurch City Council currently includes the property file when you request a LIM. You can still order a property file separately. Check what you are receiving before paying for another request. Christchurch City Council: Property information services
The difference at a glance
| Question | LIM report | Property file |
|---|---|---|
| What is it? | A council-prepared summary of relevant property information | A collection of records held about the property |
| What might it contain? | Information about consents, services, rates, planning and land hazards | Drawings, specifications, consent records, certificates and historical documents |
| How do you use it? | Identify matters that need explanation or further investigation | Examine the documents behind the property’s recorded history |
| What should you watch for? | The report’s date and the limits of council-held information | Missing records, older versions and documents that need interpretation |
Read the documents together. A reference to a consent in the LIM may lead you to drawings or certificates in the property file. Settled recommends having your lawyer or conveyancer review both. Settled: Reviewing property documents
What can you find in a Christchurch property file?
Christchurch City Council says a property file may contain building permits and consent information, drainage plans, specifications, code compliance certificates, planning reports, resource consent decisions and historic LIMs.
Availability varies. The council does not guarantee that the document you need will be there, and some older properties have limited original plans. Christchurch City Council: Property files
When you receive the file, organise it before trying to read everything:
- Put plans and drawings together.
- Group consent decisions with their related documents.
- Separate certificates from applications.
- Keep older LIMs clearly labelled by date.
- List documents mentioned elsewhere that you cannot locate.
This makes it easier to ask a specific question, such as “Where is the completion documentation for this alteration?” rather than “Is everything in the file?”
How much do a LIM and property file cost?
Christchurch City Council’s published 2026/27 residential fees are:
| Service | Fee, including GST | Published delivery timeframe |
|---|---|---|
| Standard residential LIM | $320 | 10 working days |
| Fast-track residential LIM | $420 | 5 working days |
| Residential property file — all electronic files | $30 | 3–5 working days |
| Residential property file — hard-copy conversion only | $65 | 3–5 working days |
The council describes delivery times as indicative. These figures were checked on 21 October 2026; confirm the applicable service, current charge and timing before ordering. The property file is included with a LIM request. Christchurch City Council: Current fees and delivery information
Allow time for your advisers to review the documents after they arrive, not just time for the council to supply them.
What neither document replaces
A property inspection
Council records are not a fresh inspection of the house you are buying. A qualified property inspector assesses its condition and can identify issues that need further attention. Settled: Before you bid, look under the lid
Keep the inspection findings alongside the council records. If something does not match, ask your advisers what needs to be investigated.
A title review
The record of title is a separate document. Have your lawyer or conveyancer check ownership and registered interests, including restrictions or rights affecting the land. Settled: Title searches and property research
Advice about your proposed build
If you want to build, extend or change the property, turn that intention into a clear brief for your designer and relevant specialists.
For example:
“We want to buy this section and build a three-bedroom home with a double garage. Which records help assess that proposal, and what further information do we need?”
Our Christchurch section-buying checklist brings the wider checks into one place.
A practical review process before you buy
1. Confirm the property details
Match the address and legal description across the documents. If you are buying part of a subdivision or a property with more than one dwelling, ask your lawyer to confirm that the material relates to exactly what you intend to purchase.
2. Record the dates
Create a short document list showing when each report was prepared. Keep historical information, but label it clearly so it is not mistaken for a current assessment.
3. Build a questions list
For each concern, record:
- The document and page number.
- What you do not understand.
- Who will answer it.
- Any further document or inspection required.
- When you need the answer.
For example: “The floor plan shows a different room layout from the viewing. Ask the inspector and council what explains the difference.”
A discrepancy is a reason to investigate, not proof by itself that work is unlawful.
4. Connect the findings to your plans
If you are buying to build, give your designer the relevant records and unresolved questions.
For background on local terminology, read our Christchurch District Plan guide and flood information guide. Use the official records and appropriate professional advice for the actual property.
5. Review the purchase conditions with your lawyer
A sale and purchase agreement can include conditions relating to a LIM or property inspection. Ask your lawyer to explain the wording, deadlines and what happens if the documents raise concerns. Do not assume a report automatically gives you a right to cancel. Settled: Understanding the sale and purchase agreement
Common questions
Can I use a LIM supplied by the seller?
Check its date and discuss it with your lawyer. A seller-supplied report may be useful, but it records information held when it was prepared. Ask whether you should obtain a new report for your purchase. Settled: Using seller-supplied reports
Is an old LIM inside the property file the same as ordering a new LIM?
No. Treat it as a historical document. Its presence in the file does not mean it has been updated.
Does a missing document prove the work was not consented?
No. First ask the council to clarify the record and consult the appropriate adviser. The council warns that a property file may not contain every document you need. Christchurch City Council: Property file limitations
Do these fees apply throughout Canterbury?
This guide lists Christchurch City Council’s services. Check the relevant council for properties outside its area rather than assuming the same charges, inclusions or delivery arrangements apply.
Planning a new home in Christchurch?
Gather your section information, available council records and a short list of what you want from your home.
Explore our Christchurch custom home building service, or contact Tailored Homes to discuss your new build.
This guide provides general information, not legal advice or a property assessment. Obtain advice suited to the property and your proposed purchase.
