Know what a property is worth and what's on it before you pay for the LIM.

Who it's for

Built around what you plan to do with the place.

The report puts the check that matters most to your decision first — the value and rates for a buyer, the zone for a renovator, the flood lines for an extender. Pick the one that sounds like you.

• First-home buyer

  What's it worth, and what are the schools?

  The council rating valuation, the annual rates, and the school enrolment zones come first — the value and the neighbourhood, not just the flood lines.

• Renovator

  Can I alter, and what are the limits?

  The zone check names what's permitted on the property and links to the rule chapter. Overlays and precincts are still being added.

• Extender

  Where on the property can I build out?

  Flood paths and ponding areas are matched to the property, so the extension's position and drainage questions are concrete, not a guess.

• Adding a dwelling

  Is a second dwelling allowed?

  The zone check links to the chapter that sets dwelling density. The flood findings come first, because they shape where a second unit can sit.

• Building on vacant land

  What does the land itself show?

  Flood, ponding, and coastal storm-tide are live today. Slope is still coming — until then it reads as "we couldn't check", not "it's flat".

• Not for

  Apartments & cross-leases

  This version is for standalone houses and vacant properties. Places with messy boundaries need a different, slower check.

A real example

17 Shanaway Rise, Hillcrest — what the report actually showed.

This is a real run on a real Auckland address, not a mockup. The property (LINZ parcel 5169096, 687 m²) is in Hillcrest. Here's what the report returned on 2 November 2026.

1. 01

   Search

   Type an Auckland address. We match it to the real address on the LINZ register.

2. 02

   Confirm the property

   If more than one property contains the address, you pick the right one. The check runs on the property you pick — not on the address dot.

3. 03

   Read the findings

   Each finding says yes, no, we couldn't tell, or it needs a human — in plain English, with the source link and the date we pulled it.

4. 04

   Compare & keep

   Print the findings with sources, or run another address and compare your shortlist side by side.

The same run also returned flood paths, flood-prone areas, and coastal storm-tide as not on this property — reported as “not on the map”, not as “all clear”. If the data had been missing, we'd have said “we couldn't check” instead. That's the honesty rule.

What we check

On the report today.

Why use this and not the council viewer or an AI report

The difference is in the geometry, the honesty, and the source.

None of this is marketing. It's how the checks are built — and you can tell the difference on the report itself.

• 01

  We check the property, not the street.

  Every flood and planning line is matched to the actual land parcel — not a 500 m circle around the address. The finding is about your property, not your neighbourhood.

• 02

  Ordered for what you're actually doing.

  Renovating, extending, adding a dwelling, or building on vacant land — the check that matters most to that decision comes first. You don't wade through someone else's checklist.

• 03

  We don't say "all clear" when we don't know.

  Every finding is one of four things: yes, no, we couldn't tell, or it needs a human to look. If the map's missing, we say so — we never call a property safe just because the map was blank.

• 04

  No AI wrote this.

  Findings come from fixed rules against the council's own maps, with the source link and the date we pulled it. The report can't invent a flood that isn't there, or miss one that is.

• 05

  Council rules, with the rule book linked.

  The zone check names the zone and links to the exact chapter of the Unitary Plan that sets what you can do on it — not a generic zoning page.

• 06

  What this map does NOT tell you.

  Every finding comes with a plain-English line on what it doesn't establish — not a floor-level answer, not an insurance answer, not a consent decision.

• 07

  Straight from the council, not a third party.

  We pull the council's own layers from the council's own data hub, under a free-to-reuse licence, and we keep a public list of what we pulled and when. No mystery sources.