Council LIM Data Changes: How Your LIM Report Will Evolve in 2025

From mid-2025, Land Information Memorandums (LIMs) are being reshaped by law. Councils across New Zealand will be required to provide clearer, more consistent, and more accessible information on natural hazards in LIM reports. These changes will make LIMs more than just a technical document sitting in a file. Instead, they will become a meaningful decision-making tool for buyers, sellers, councils, insurers, and developers.

The reforms are part of a wider "aim" to move towards greater transparency and accountability in how local government communicates property risk. They are timed alongside resource management reforms and increasing public focus on climate resilience.

What a LIM Report Has Traditionally Included

A LIM is a legally mandated document issued by a territorial authority under section 44A of the Local Government Official Information and Meetings Act (LGOIMA). It must summarise all information that the council holds about a property, including:

• Details of land characteristics such as known flood risk, erosion, land instability, and potential contamination

• Records of building consents, Code Compliance Certificates, and compliance schedules

• Records of resource consents, planning designations, zoning information, and notices or orders affecting the property

• Information about services such as stormwater and wastewater infrastructure

• Rating information, valuations, and outstanding charges

  
  

The critical limitation has been that hazard information has only been included if it is held by the territorial authority itself. Regional councils, which often hold the most robust hazard datasets, were not obliged to supply that information to territorial councils. This has created inconsistency and, in some cases, gaps in what purchasers received when ordering a LIM.

The New Legal Framework

Two important changes take effect in 2025.

From 1 July 2025 the Local Government Official Information and Meetings Amendment Act 2023 requires regional councils to supply all hazard information they hold to territorial councils. This includes both existing recorded hazards and potential hazards identified through modelling. Territorial councils must include this information in the LIM.

From 17 October 2025 the Local Government (Natural Hazard Information in Land Information Memorandums) Regulations 2025 come into force. These regulations prescribe how hazard information must be presented. They require hazard information to be included in a structured section of the LIM and to be accompanied by plain language explanations that a layperson can understand.

What the New LIMs Will Contain

From 1 July 2025

• LIMs must highlight natural hazards that are known to regional councils, not just information directly held by the local council

• Hazard data must be presented in a clearly defined section of the LIM, ensuring it is not hidden within technical reports or appendices

From 17 October 2025

• All hazard sections must include a plain language narrative explaining the type of hazard, the nature of the risk, and its likely implications for the property

• Regional councils must provide hazard data in a consistent format so territorial councils can incorporate it directly without duplication or translation

The intent is to ensure a buyer ordering a LIM anywhere in the country will see hazard information clearly presented, easy to interpret, and comparable between councils.

Why the Changes Matter

Buyers and Investors

• Greater clarity over hidden risks. Hazard information will be accessible and presented in clear terms, covering issues such as flooding, slips, liquefaction, and coastal inundation

• More certainty during due diligence. Buyers will be able to better understand a property’s risk profile before committing to purchase, and insurers will have clearer reference points when assessing cover

Councils and Agencies

• Stronger communication responsibilities. Councils will no longer be able to rely on technical appendices or disclaimers. They must ensure hazard data is integrated and explained

• Consistency across regions. LIM reports will begin to follow a common format nationwide, meaning a buyer comparing property in Auckland, Wellington, and Taupō will see hazard information presented in the same way

Builders, Developers, and Analysts

• Early identification of risks. Site-specific hazards will be evident in the LIM stage, helping feasibility assessments and reducing the risk of surprises later in the consenting process

• Alignment with future planning frameworks. As the Resource Management Act replacement legislation is phased in, standardised hazard reporting in LIMs will support earlier and better informed decisions about land use

Before and After Comparison

Feature	Pre July 2025 LIM	Post October 2025 LIM
Hazard data source	Council only if held	Council plus regional council hazard data
Presentation of hazards	Varies, often technical or buried in reports	Structured hazard section with summary
Accessibility	Often difficult for non-specialists	Plain language explanations provided
Consistency across councils	Inconsistent formatting	Standardised template driven by regulations

How to Prepare for the New LIM Report Changes

For Buyers, Homeowners, and Lawyers

• Always request a LIM issued after 1 July 2025 when considering a purchase to ensure updated hazard information is included

• Carefully review the hazard summaries and consult with insurers or engineers where risks such as liquefaction or flooding are highlighted

For Councils and Regional Authorities

• Establish systems for sharing and formatting hazard data between regional and territorial councils

• Update LIM templates to include a dedicated hazard section with plain language summaries

• Train staff so they understand both the technical requirements and the communication purpose behind the reforms

For Industry Professionals

• Integrate LIM hazard insights early into feasibility assessments and design development

• Use LIM information as an input into project risk registers to avoid delays and cost escalation later in the consenting process

Wrapping up

From mid-2025 onward, LIM reports in New Zealand will become significantly clearer and more useful. They will move beyond being a compilation of raw council records and become structured guides to property risk. The integration of regional hazard data and the requirement for plain language summaries represent a step change in how property information is delivered. This is particularly important in an era of increasing climate-related risks where informed decisions about land, property, and investment are more critical than ever.

Sources

• Hutt City Council, Property and Building: LIM Information

• Southland District Council, Land Information Memorandum Guidance

• Wellington City Council, Regulatory Updates on LIM Hazard Information

• Rice Speir, Natural Hazard Information and LIM Reforms 2025

• Glaister Keegan, Do You Need a LIM?

• Area Specialist, Complete Guide to Land Information Memorandums

• Gisborne District Council, Property Services and LIM Overview

• Nelson City Council, LIM Reporting Processes

• Ministry for the Environment, Resource Management Reform Overview