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For many New Zealanders, buying a house is the most significant purchase they’ll ever make.
But in today’s environment, it requires careful homework before you sign the agreement. It’s no longer enough to just walk through an open home and decide on the spot. Making sure a property is a safe investment means thoroughly researching the land, environmental risks, and any modifications or issues it might have.
This groundwork has become even more critical as councils nationwide update their natural hazard zones following recent severe weather events. A property you’re considering might lie within a hazard zone without your knowledge as councils aren’t required to proactively inform you about these changes. The details are typically included in a Land Information Memorandum (LIM), but these reports can be expensive, often requested only late in the purchasing process. Currently, a standard LIM from Auckland Council costs $375.
A LIM summarises the council’s information about a property. It may include any safety placards issued after emergency building assessments, details of natural hazards such as flooding, erosion, or landslides, and the location of public and private stormwater and sewerage drains. You’ll also find rates information, building and resource consents, and any legal notices affecting the land or buildings. In some cases, the LIM may flag special conditions, like heritage listings, and provide information from other statutory bodies, including details about utility networks under the Building Act.
Fortunately, much of the preliminary property research can be done using free, accessible online resources. One of the best tools for Auckland property buyers is Auckland Council’s GeoMaps. This easy-to-use mapping service provides extensive information about every property in the council’s area.
By entering an individual address into GeoMaps, you can quickly access useful details such as legal descriptions, property size, any existing improvements, current rates, and capital valuations.
Importantly, GeoMaps also provides critical hazard-related information, particularly useful given recent updates on flooding and coastal inundation zones. Councils are not required to inform property owners directly if they’re located in a flood-prone area, so it’s up to buyers to check independently. This is especially important to check as it may affect insurance coverage.
The GeoMaps natural hazards section highlights stormwater catchments, flood plains, and coastal inundation zones. It also identifies areas prone to erosion, landslides, and high winds.
If you’re considering building, GeoMaps will indicate areas with development restrictions, such as Watercare’s capacity constraint areas or zones vulnerable to liquefaction (although this is a low risk on the Hibiscus Coast).
Another essential consideration is checking the zoning of the property you’re interested in. For example, purchasing a home in a lifestyle area that’s zoned for future industrial development could significantly affect your plans.
Another tool available on the Auckland Council website is the Flood Viewer that is specifically for checking areas that could be impacted by flooding.
Auckland Council, chief engineer Ross Roberts says the information the council holds is updated as often as possible to give an accurate picture of natural hazard risks, and it is made available online, so it remains current. This also means it’s available to all people who might be affected, not just property owners, so that everyone has the information they need to make informed choices about their safety.
“Aucklanders can visit GeoMaps (using the “Natural Hazards” theme) to check where natural hazards may happen and if they could impact their property. Additional information about these are available on the Knowledge Auckland website (you can also search for stories on each of these maps on OurAuckland).
“Additionally, since 2016 we have had a rule that you must apply for resource consent and a hazard risk assessment to build or subdivide in an area prone to natural hazards in Auckland. This gives the council a chance to apply strict conditions to manage any risks.
“Similar conditions are attached to building consents. Buildings in a natural hazard risk area may have a Section 73 certificate recorded on the property title – check for this when you buy a home.
“In October, new regulations on how natural hazard information is presented on your LIM will come into place. Councils have always recorded this information on a LIM, but this new law requires it to be clearer and easier to find, which is a positive change for homeowners.”
Using these online tools will help you make informed decisions, ensuring the property you buy meets your needs, is a good investment, and won’t come with hidden hazards or unexpected zoning changes that could impact your future.
www.aucklandcouncil.govt.nz/geospatial/geomaps/Pages/default.aspx
