Resources for home buyers.
Practical resources to help you find, understand, and use property information with ease.
Practical resources to help you find, understand, and use property information with ease.
A quick reference for the most common documents you’ll encounter when buying a home.
Record of Title (Title Search / Title Document)
To ensure the seller is legally able to sell; to see whether anything restricts what you can do (e.g. building, access); to catch any liens or claims; to know what you’re buying exactly
Engineer’s report (for foundation, land stability, cliff tops etc.)
Moisture reports / cladding reports
Surveyor’s report (e.g. boundary, site elevation)
Toxicology report (e.g. methamphetamine contamination)
Building inspection by licensed building practitioners
Possibly insurance‐related inspections etc.
The agent may provide this, otherwise you can source it from Land Information New Zealand (LINZ); your lawyer or conveyancer can order this
Land Information Memorandum (LIM)
To understand legal and practical risks: unconsented work, natural hazards, unknown council obligations; to avoid surprises or hidden costs (e.g. if consent is required, or repair obligations).
All property-related information held by the local council as at date of issue: rates owing, zoning, permitted uses, any notices, any building or resource consents, flood/erosion risk, council fees, etc.
Does not always include everything (e.g. not always recent changes, not always full council files)
It may include Code Compliance Certificates (CCCs) from past consents, and whether work has been done properly
The local council where the property is; often via council offices or their website; your lawyer or conveyancer may help you obtain and interpret it. Sometimes the vendor or real estate agent can supply a recent LIM.
Sale and Purchase Agreement (Contract)
This is your legal binding contract. Everything must be clear here; if something is missing, ambiguous, or unfavourable, it could cost you. Also sets out obligations & deadlines. It’s where many disputes arise.
Names of buyer & seller
Address & legal description of property
Sale price
Deposit amount
Any chattels (movable items) included (e.g. stove, curtains, blinds etc.)
Terms and conditions: e.g. finance condition, inspection condition, valuation condition, sunset clauses, whether you must sell another property first, etc.
Settlement date, what happens if delays or default
Access/possession terms
Insurance responsibilities before settlement
Rate of interest on overdue payments etc.
You get this from the vendor or real estate agent once your offer is accepted; your lawyer or conveyancer reviews it before you sign.
Property Inspection / Building Inspection Report
To uncover hidden problems or costs; to decide whether to include inspection conditions; to assess whether the property is worth the price with repairs etc.
The condition of the building: structure, roof, walls, decks etc.
Any defects, maintenance issues
Moisture or leak risks, underfloor & attic ventilation, insulation
Sometimes engineer’s report if needed (especially for land stability, or in special locations)
Whether cladding or materials are safe etc.
A qualified property inspector: sometimes vendor may have previous reports; you commission it.
EQC / Natural Hazard & Claims Information
Natural hazards can have big implications: insurance, cost of repairs, risk of future damage. If past claims weren’t handled properly, or there are ongoing issues, those may affect you.
Whether the house/land has had previous claims under EQC (Earthquake Commission) or under Natural Hazards Cover (now NHC)
Any history of damage from natural hazards
Assessments and scope of works done, whether repairs were done properly etc.
Any notices or section notices relating to natural hazards on title or otherwise
Request via Natural Hazard Commission / EQC; sometimes vendors/agents have info; sometimes these are on title or council records.
Council / Property Files (Council Records)
To verify whether all alterations were properly consented; whether there are ongoing legal or compliance issues; to check safety and standards etc. Unconsented work may be costly or problematic.
Building consent(s) for past building work & certificates (Code Compliance Certificates)
Any resource consents
Site plans, original plans of the house
Any records of inspections, notices (e.g. for non-compliance)
Archival info the council holds beyond what’s in the LIM (some older work etc.)
Any complaints, or neighbour impact issues etc.
From the local council; often via property file or building/planning department. Your lawyer or conveyancer can help you access these. Sometimes part of what’s in the LIM, but often more detailed.
Body Corporate Documents
(if applicable: e.g. unit title, apartment, townhouse)
Because those shared obligations and costs can be significant; rules can affect what you can do (e.g. pets, renovations); unexpected special levies or deferred maintenance can become a big cost.
Body corporate rules (governance of the complex)
Minutes of recent body corporate meetings (e.g. last 12 months)
Long Term Maintenance Plan (LTMP) – what maintenance is planned, cost etc.
Information about what the body corporate owns/maintains, and owner contributions / levies
What percentage of units are owner-occupied vs rented (may affect maintenance attitude etc.)
Any special or upcoming issues or large maintenance costs
The seller, or real estate agent; body corporate administrative office; documentation from the body corporate; sometimes council may hold information. Your lawyer should check these.
Other Specialist Reports (if needed / optional but wise)
Especially for older homes or unusual land / structure, or if you suspect moisture or contamination issues; helps you estimate future risk or cost.
Sometimes required by lender or insurer. settled.govt.nz
Engineer’s report (for foundation, land stability, cliff tops etc.)
Moisture reports / cladding reports
Surveyor’s report (e.g. boundary, site elevation)
Toxicology report (e.g. methamphetamine contamination)
Building inspection by licensed building practitioners
Possibly insurance‐related inspections etc.
Commissioned by buyer; sometimes vendor may have past reports; professionals like builders, surveyors, engineers.
Not every piece of information that matters to a home purchase comes in an official document. Some extra checks can give you valuable context about what it’s really like to live in or own a particular property.
These sources help you understand ongoing costs, risks, and what the neighbourhood might be like in the years ahead.
It’s worth checking the current rates charged by the local council for the property. This tells you how much you’ll need to budget for council services such as water, rubbish collection, and maintenance of local infrastructure. You can usually find rates details on the council’s website by searching the property address, or by contacting the council directly. Your lawyer can also confirm whether rates are up to date before settlement.
Before you make an offer, it’s a good idea to confirm that the property is insurable and to get quotes from at least one or two insurance companies. Some homes — especially those in flood-prone or earthquake-affected areas, or those with older wiring or certain cladding types — can be harder or more expensive to insure. Without insurance, you may not be able to secure a mortgage. Getting early confirmation of insurance availability helps you avoid last-minute surprises.
Every council has a district or unitary plan that sets out what can be built in your area, and how land can be used. It’s worth checking these plans to see whether the property is in a residential, rural, or mixed-use zone, and whether any nearby land is earmarked for future development such as new roads or subdivisions. These changes can affect the character, noise levels, and future value of your property. You can view zoning maps and planning information on your local council’s website or by talking to the council’s planning team.
Looking up the property’s sales history can give you a sense of how it has performed over time — how often it’s been sold, what the past sale prices were, and how long it stayed on the market. If the property has been listed and withdrawn several times, that might prompt you to ask questions about why.
If you have children or plan to in the future, it’s useful to check which school zones the property falls into. School zoning can have a big impact on both lifestyle and property value, particularly in high-demand areas. You can find school zone maps on the Ministry of Education’s Education Counts website or on individual school websites.
If you plan to rent out the property, it’s helpful to know whether it meets the Healthy Homes Standards, which cover things like heating, insulation, and ventilation. A professional Healthy Homes assessment can identify what’s compliant and what might need upgrading before tenants move in. This report can be arranged through a property manager or independent assessor.
For new builds or recently renovated homes, ask whether the property is covered by a building warranty such as a Master Build Guarantee or Certified Builders Guarantee. These warranties cover defects in workmanship and materials for a set period, providing peace of mind that major structural or finishing issues will be addressed. The vendor, builder, or developer should be able to provide a copy.
Most councils and regional authorities publish floodplain maps, tsunami evacuation zones, and liquefaction or landslide risk maps online. These often show more up-to-date or detailed information than what appears in the LIM. Checking these maps can help you understand the likelihood of flooding or other natural hazards, which may affect insurance or long-term suitability.
If the property is close to an airport, motorway, or industrial area, you can check local noise contour maps or environmental monitoring data to understand what you might hear or smell day to day. Councils, airport authorities, or regional environmental agencies often publish this information publicly. It’s also a good idea to visit the property at different times of day and week to get a real sense of local activity levels.
For rental properties, or if you simply want peace of mind, you can request or arrange a meth contamination test. This report confirms whether the property has been tested and if any contamination was detected. Specialist testing companies can complete this quickly, and if the vendor has a recent certificate, it’s worth reviewing.
Answers to the questions we hear most, to make your Smartfile experience smoother.
You can upload LIM reports, building inspections, EQC/NHC documents, Body Corporate documents, council files, insurance reports and most other reports related to the property. If you’re unsure, upload it anyway; Smartfile will let you know if it can be used.
Currently, Smartfile works best with PDFs. Save Word documents as a PDF before uploading them to Smartfile.
Files larger than 50MB cannot be analysed. If your file is over this limit, we suggest splitting it into two smaller files before uploading so the content can still be processed. Alternatively, contact the document provider and request a smaller file size.
Yes. Our service helps you understand what’s in the documents—but it doesn’t replace legal advice. A qualified conveyancer or lawyer should still review everything before you make any final decisions.
AI is powerful, but not perfect. Our summaries are designed to help you spot the key issues faster—but they aren’t a substitute for expert advice. If something doesn’t seem right, or if you’re unsure, it’s always best to check with a lawyer or property professional.