Two Reports, Two Different Jobs
Once you've found a property and it's under a conditional agreement, two reports do most of the heavy lifting for due diligence. A building inspection gives you a professional's assessment of the property's physical condition. A LIM report — the council's Land Information Memorandum — reveals Code Compliance Certificates for the dwelling, garage, alterations, and any fireplace or pool, plus notations about natural hazards, historical sites, or road widening.
Order both as early as possible: good building inspectors get booked up quickly, and councils can take one to two weeks to issue a LIM.
Working Through Both Reports
What to do once each one lands.
Book your inspector early
Arrange this as soon as your agreement is signed, since good inspectors fill up fast.
Order the LIM promptly
Request it straight away — councils can take one to two weeks to issue it.
Check for unconsented work
If the LIM reveals unconsented work, you can generally require the vendor to remedy it or withdraw.
Review hazard notations
Check for anything flagging natural hazards, historical sites, or planned road widening.
Building Inspection
LIM Report
A LIM revealing unconsented work generally lets you require the vendor to remedy it or walk away from the agreement altogether.
Quick Summary
- Building inspection and LIM serve different purposes — condition versus council records.
- Order both early — inspectors book up, and LIMs can take one to two weeks.
- Unconsented work found in a LIM gives you a right to remedy or withdraw.