Buying in Bream Bay: what a LIM can tell you (and what it can’t)

A Land Information Memorandum (LIM) is a report of information Whangārei District Council holds about a specific property when the report is prepared. For a buyer considering a home or section around Bream Bay, it is a useful part of due diligence, but it is not a complete inspection of the property.

The Council recommends that prospective buyers obtain a LIM before completing a purchase. Its records can cover matters such as known natural hazards, building consents, planning information, drainage, rates and other property details. Since 17 October 2025, LIMs have also included more comprehensive information about natural hazards and climate-change impacts held by the Council.

What to look for in a Bream Bay LIM

• Natural hazards: read the Council’s information and any maps carefully. A coastal location alone does not tell you the specific exposure of a particular property.
• Building records: compare the listed consents and certificates with the building features you can see and the information supplied by the seller.
• Planning and land details: check zoning, resource consents, designations and the legal description against the property and title documents.
• Services and drainage: review any public or private stormwater and wastewater information held by Council and ask questions where records are unclear.

What a LIM cannot tell you

A LIM only reflects information in Council’s records at the time it is prepared. Council does not carry out a site visit for a LIM, and unconsented work or other matters not known to Council may not appear. The report also does not provide full details of every building or planning restriction.

That is why a LIM should be read alongside a title search, a careful property inspection and any specialist reports relevant to the home or section. If something in the records is unclear, ask your lawyer or conveyancer and the relevant qualified professional before you make decisions.

Questions to ask before you proceed

• Is this the most recent LIM for the property?
• Do the Council records appear consistent with the building and work described to me?
• Are any hazard, drainage, consent or planning entries unclear or relevant to my plans?
• What should my lawyer, inspector or other specialist check next?

If you are looking at a property in Ruakākā, One Tree Point, Marsden Cove or Waipū, Genna can help you arrange a conversation about the local area and the selling process. For advice on legal conditions, building matters or hazard risk, speak with the relevant qualified adviser.

Talk with Genna