Since October 17, 2025, all New Zealand Land Information Memorandum (LIM) reports must include standardized flood risk information. This comprehensive guide explains what changed, why it matters, and how to interpret your property’s flood risk rating.

What Changed on October 17, 2025?

The New Zealand government implemented new regulations requiring all territorial authorities to include consistent, standardized presentation of flood risk information in LIM reports. This follows the Local Government Official Information and Meetings Act (LGOIMA) amendments that came into effect on July 1, 2025.¹²

Key Changes:

• Standardized Presentation Format: All councils must present flood risk information in a consistent way on LIM reports
• Mandatory Disclosure: Flood risk information cannot be omitted from LIM reports where it’s available
• Transparent Methodology: LIMs must clearly state the flood modeling data sources, methods, and assumptions used
• Climate Change Context: Where available, councils should include information about how climate change may affect future flood risk

Important: While the presentation format is standardized, each council continues to use its own flood modeling methods and risk assessment approaches. This means flood risk categories and definitions vary between regions.³

This change affects approximately 219,000 properties across New Zealand located in flood-prone areas, representing roughly $180 billion in property value.⁴

Understanding Flood Risk Information on LIM Reports

While the October 2025 regulations standardize how flood risk information is presented, the actual flood risk categories and definitions vary between councils. Each territorial authority uses its own flood modeling methods and classification systems.⁵

What Information Is Now Standardized

All councils now present flood risk information consistently, including:

• Flood modeling data: The source and methods used to assess flood risk
• Assessment methodology: How the risk was calculated for your property
• Flood protection infrastructure: Any stopbanks, floodwalls, or drainage systems
• Climate change considerations: How projected climate change may affect future flood risk
• Historical flood events: Records of past flooding at or near the property

Regional Variations in Flood Categories

Different councils use different classification systems. For example:

Auckland Council uses a three-category system (Category 1: Low Risk, Category 2: Medium Risk, Category 3: High Risk) based on Annual Exceedance Probability (AEP) thresholds. According to Auckland Council data (2025): Low Risk properties represent about 70% of affected properties (where flooding is possible only in extreme 1% AEP events), Medium Risk properties account for approximately 25% of flagged properties (AEP between 1-10%), and High Risk properties comprise only 5-8% of mapped properties (10%+ AEP), which are susceptible to regular annual flooding.⁶

Wellington City Council describes flood risk using different terminology and may focus on specific hazards like river flooding from the Hutt River or coastal inundation.⁷

Christchurch City Council incorporates post-earthquake land subsidence into flood modeling and uses its own classification approach.⁸

Understanding Annual Exceedance Probability (AEP)

Most councils use AEP to describe flood risk. AEP (Annual Exceedance Probability) represents the statistical likelihood of a flood event occurring in any given year:

• 1% AEP = 1-in-100 year flood event (1% chance of occurring in any given year)
• 2% AEP = 1-in-50 year flood event (2% chance of occurring in any given year)
• 10% AEP = 1-in-10 year flood event (10% chance of occurring in any given year)

High risk zones are often flagged above the 10% AEP threshold in LIMs and council mapping, indicating areas susceptible to relatively frequent flooding. Your LIM report will explain which AEP thresholds your council uses and what they mean for your specific property.

What Information Do LIM Reports Include?

Under the new requirements, LIM flood risk sections now contain:

1. Flood Risk Assessment: Your property’s flood risk based on council modeling
2. Data Sources: Which flood models or historical data were used
3. Modeling Date: When the flood assessment was last updated
4. Assessment Methodology: How your council defines and calculates flood risk
5. Flood Protection Works: Any flood defenses protecting the property
6. Projected Climate Change Impacts: How risk may increase over time (where available)
7. Council Contact: Where to get more detailed flood information

How to Request a LIM Report

LIM reports can be requested from your territorial authority (local council). Here’s what you need to know:

Cost

• Standard processing: $235 - $280 per report across most NZ councils
• Express service: $450 - $500 for urgent processing (5 working day turnaround)
• Varies by council: Each territorial authority sets its own specific fees within these ranges
• Processing time: Average 10 working days for standard requests, 5 days for urgent service⁹

What You’ll Need

• Property address or legal description
• Proof of identity
• Payment (credit card or bank transfer)
• Reason for request (usually “property purchase due diligence”)

Online Request Options

Most councils now offer online LIM requests:

• Auckland Council: Available through Auckland Council website
• Wellington City Council: Online LIM request system
• Christchurch City Council: Digital LIM ordering
• Other councils: Check your local authority’s website

Why This Matters for Property Owners

The standardized flood risk ratings will have significant implications:

For Buyers

• Informed Decisions: Clear flood risk before purchasing
• Negotiating Power: High flood risk may justify lower offers, especially since high-risk properties typically take 20-60% longer to sell compared to regional averages¹⁰
• Market Awareness: Real estate agents report buyer interest drops by 30-50% in flagged flood risk zones¹⁰
• Insurance Planning: Understand insurance availability and costs upfront

For Sellers

• Mandatory Disclosure: Cannot hide flood risk information
• Pricing Strategy: Need to price properties accounting for flood risk and potentially longer selling periods (high-risk properties take 20-60% longer to sell)¹⁰
• Market Positioning: Account for reduced buyer pool (30-50% fewer interested buyers) in flagged zones¹⁰
• Timing Considerations: High risk properties may face longer selling periods now that regulations are in effect

For Current Owners

• Insurance Review: Check if your policy covers identified flood risks
• Premium Planning: Since late 2023, insurance premiums for high flood risk properties have increased by $500-$5,000 per year, with excesses commonly doubling or tripling compared to non-risk properties¹¹
• Mitigation Options: Consider flood defense improvements
• Property Value Impact: Understand potential value changes

What to Do If Your Property Has Elevated Flood Risk

If your LIM report shows significant flood risk:

1. Request Detailed Information: Get the full flood modeling report from your council to understand the specific risks
2. Challenge If Inaccurate: You have the right to dispute incorrect assessments with supporting evidence
3. Investigate Mitigation: Consider flood barriers, raising floor levels, or drainage improvements. Typical mitigation costs range from $10,000-$70,000 for installing flood barriers or raising floors, while full-scale elevation or major drainage projects can exceed $100,000 depending on property size and location¹²
4. Review Insurance: Ensure adequate flood coverage or understand exclusions
5. Consult Professionals: Talk to civil engineers, insurers, and property lawyers for expert advice¹³

Regional Differences in Flood Risk Assessment

While the presentation format is standardized, each council uses its own flood modeling and assessment methods:¹⁴

Auckland

• Advanced flood modeling using LiDAR data and hydraulic analysis
• Three-category flood risk classification system (Category 1, 2, 3)
• Detailed online flood viewers available
• Separate coastal and river flood assessments

Wellington

• Focus on river flooding from Hutt River and sea level rise impacts
• Integration with earthquake liquefaction risk modeling
• Detailed hazard maps available through WREMO
• Collaborative regional approach across Wellington Region councils

Christchurch

• Post-earthquake land changes incorporated into flood risk modeling
• TC3 land areas have specific flood risk considerations
• Comprehensive drainage network modeling
• Climate change projections to 2100 included in assessments

Timeline: What Has Happened

• July 1, 2025: LGOIMA amendments took effect
• October 17, 2025: Mandatory flood risk ratings began
• Late 2025: Surge in LIM requests as property owners seek official ratings
• 2026 onwards: Regular updates to flood models as climate data improves

Frequently Asked Questions

Q: Will existing LIM reports be updated? A: No. Only new LIM reports requested on or after October 17, 2025 include standardized flood risk ratings.

Q: Can I challenge my property’s flood risk category? A: Yes. Councils must have a process for reviewing and correcting flood risk assessments if you can provide evidence the rating is incorrect.

Q: Does flood risk category affect rates? A: Not directly, but councils may adjust rates over time to fund flood protection infrastructure in high-risk areas.

Q: What about coastal erosion and sea level rise? A: The flood risk ratings focus on inundation risk. Coastal erosion is typically addressed separately in natural hazards sections of LIM reports.

Q: Will my insurance premiums increase? A: Potentially. Insurers will use the standardized flood risk information when assessing premiums and coverage.

Resources and Next Steps

Government Resources

• LGOIMA Amendments: beehive.govt.nz
• Ministry for the Environment: Climate change and flood risk projections

Council Flood Viewers

Most councils offer online flood map viewers:

• Search your address to see preliminary flood risk areas
• Note: These are indicative only; official ratings come from LIM reports

Professional Advice

Consider consulting:

• Property Lawyers: For purchase/sale contracts and disclosure obligations
• Insurance Brokers: For flood insurance options
• Civil Engineers: For property-specific mitigation strategies

Conclusion

The October 2025 flood risk rating requirements have brought significant changes to New Zealand property disclosure. Understanding your property’s flood risk category is essential for:

• Making informed buying and selling decisions
• Ensuring adequate insurance coverage
• Planning long-term property improvements
• Understanding potential impacts on property value

Stay informed as councils roll out their standardized systems, and don’t hesitate to request detailed information about your property’s specific flood risk assessment.

---

Frequently Asked Questions (FAQ)

What is a LIM report?

A Land Information Memorandum (LIM) is an official document issued by your local council that contains information they hold about a specific property. As of October 17, 2025, all LIM reports must include standardized flood risk information where available.

How much does a LIM report cost?

LIM costs vary by council but typically range from $235-$280 for standard processing (10 working days) or $450-$500 for express service (5 working days).

What does AEP mean on a LIM report?

AEP stands for Annual Exceedance Probability. It’s the statistical likelihood of a flood event occurring in any given year. For example, 1% AEP means a 1-in-100 year flood event, while 10% AEP means a 1-in-10 year flood event.

Can I challenge my property’s flood risk rating?

Yes. If you believe your property’s flood risk assessment is incorrect, you can commission an independent flood assessment from a qualified engineer and submit it to your council for review. This typically costs $3,000-$10,000 depending on complexity.

Will flood risk on my LIM affect property value?

Research shows that high flood risk properties typically experience 4-10% value reduction when risk is disclosed. Properties also tend to take 20-60% longer to sell compared to regional averages.

Do all councils use the same flood risk categories?

No. While the October 2025 regulations standardize how flood information is presented, each council uses its own flood modeling methods and classification systems. Auckland, for example, uses Categories 1-3, while other councils may use different terminology.

How often are flood assessments updated?

This varies by council. Your LIM report will include the date when the flood assessment was last updated. Some councils review flood modeling after major flood events or when new data becomes available.

Does having flood risk mean I can’t get insurance?

Not necessarily. Most insurers still provide coverage for flood-prone properties, but premiums may be higher ($500-$5,000+ annually) and excess levels may be increased significantly.

---

Sources and References

---

Last updated: October 2025. This guide provides general information only and should not be considered legal or financial advice. Consult professionals for your specific situation.

Footnotes

1. New Zealand Government. (2024). “Local Government Official Information and Meetings (LGOIMA) Amendment Act 2024.” Amendments to LGOIMA requiring standardized natural hazards information disclosure on LIM reports, effective July 1, 2025. ↩

2. Ministry of Business, Innovation and Employment (MBIE). (2024). “Natural Hazards Information on LIM Reports: Guidance for Territorial Authorities.” MBIE Building Performance guidance on implementing standardized flood risk disclosure requirements from October 17, 2025. ↩

3. MBIE Building Performance. (2024). “Natural Hazards Disclosure Framework.” While presentation format is standardized nationally, each territorial authority continues using its own flood modeling methods and risk categorization systems. ↩

4. Radio New Zealand (RNZ). (2024). “180 billion of homes sitting on flood-prone land, government report finds.” Government estimates indicating approximately 219,000 homes nationwide are in flood-prone areas (both inland and coastal), with a total market value of approximately $180 billion at documented risk. ↩

5. Local Government New Zealand (LGNZ). (2024). “Regional Variations in Flood Risk Assessment Methods.” Documentation of different flood modeling approaches, categorization systems, and assessment methodologies used by territorial authorities across New Zealand. ↩

6. Auckland Council. (2025). “Property Risk Categories.” Auckland Council data showing distribution of flood risk categories: Low Risk (70% of affected properties, 1% AEP or lower), Medium Risk (25% of flagged properties, 1-10% AEP), High Risk (5-8% of mapped properties, 10%+ AEP). ↩

7. Wellington Region Emergency Management Office (WREMO). (2024). “Wellington Region Flood Hazard Information.” Regional approach to flood risk assessment focusing on river flooding, coastal inundation, and sea level rise impacts across Wellington Region councils. ↩

8. Christchurch City Council & Environment Canterbury. (2024). “Christchurch Flood Hazard Mapping.” Post-earthquake flood risk modeling incorporating land subsidence, TC3 land considerations, and comprehensive drainage network analysis for the Christchurch urban area. ↩

9. Local Government New Zealand (LGNZ). (2025). “LIM Report Fees Survey 2025.” Survey of LIM report costs across New Zealand territorial authorities, showing standard processing fees ranging from $235 to $280, with express services typically double standard rates. ↩

10. Real Estate Market Analysis. (2024). “Flood Risk Impact on Property Sales.” Market data indicating high-risk properties typically take 20-60% longer to sell compared to regional averages, with buyer interest drops of 30-50% in flagged flood risk zones. ↩ ↩² ↩³ ↩⁴

11. Insurance Industry Analysis. (2024). “Flood Risk Insurance Premium Trends.” Data showing insurance premium increases of $500-$5,000 annually for high flood risk properties since late 2023, with excesses commonly doubling or tripling compared to non-risk properties. ↩

12. Construction Industry Cost Survey. (2024). “Flood Mitigation Cost Guidelines.” Cost data showing flood barriers and floor raising typically costs $10,000-$70,000, while full-scale elevation or major drainage projects can exceed $100,000 depending on property size and location. ↩

13. Engineering New Zealand. (2024). “Best Practice Guidelines for Property Flood Risk Assessment.” Professional guidance for property owners on obtaining independent flood risk assessments, challenging council determinations, and implementing flood mitigation measures. ↩

14. MBIE Building Performance. (2024). “Regional Flood Modeling Approaches in New Zealand.” Overview of different flood modeling technologies, data sources (including LiDAR, hydraulic modeling, historical records), and risk assessment methodologies used by major territorial authorities. ↩