Buying Tips & Checklist
Everything to check before you buy in Porirua, Kāpiti, Tawa, Lower Hutt, Upper Hutt or Wellington.
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Things to check before you sign
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Property title types in NZ
10
Working days for a standard LIM
Buying a property is one of the biggest financial decisions you'll make. Work through the checklist below in order — each one builds on the last — then use the reference guides further down whenever a term comes up that you're not 100% sure on.
The checklist
Tap each step to expand it.
Reference Guide
The four types of property title in New Zealand.
How you hold a property affects what you can do with it, what it costs you long-term, and how easily you can sell it later.
Most common
Freehold (fee simple)
You own the land and buildings outright. The simplest, most flexible form of ownership — most standalone houses are freehold.
Ground rent applies
Leasehold
You own the buildings but lease the land for a fixed term, paying ground rent that can be reviewed and increased over time.
Common in apartments
Unit title
You own your unit outright and share common areas — driveways, gardens, lifts — through a body corporate that sets rules and levies.
Distinctly NZ
Cross-lease
You co-own the freehold land with neighbours and lease your specific dwelling, per a "flats plan" registered on the title.
Cross-lease dates back to 1960s and 1970s subdivisions. Exterior alterations typically need consent from other cross-lease owners, so check the flats plan matches what's actually built on site — unauthorised changes are a common issue on older cross-lease properties.
What's inside a LIM report?
A Land Information Memorandum is issued by the local council and pulls together everything they hold on file about a property.
Building consents & sign-offs
Zoning & resource consents
Natural hazard notations
Rates & council orders
A LIM won't tell you whether the house is structurally sound or whether the price is fair — that's what a building inspection and your own research are for. If you're buying at auction, there are no conditions, so order your LIM and building inspection well before auction day, not after.
Reference Guide
How to actually read a building report.
A building report is one of the most valuable documents you'll receive as a buyer — but it's also one of the most commonly misread. Here's how to get real signal out of it, rather than just a long list of things to worry about.
Judge the property against its own era, not today's building code
A home built in the 1950s, 60s or 70s was built to the standards of its time, not the New Zealand Building Code as it stands today. It's completely normal for an older property to fall short of current code in areas like insulation, wiring capacity, or bathroom ventilation — that's expected wear and reasonable ageing, not necessarily a defect. The real question isn't "does this meet 2026 standards?" but "is it sound, safe, and consistent with a property of its age?"
Learn to read "could" and "may" for what they are
Building inspectors write in cautious, qualifying language — "could indicate," "may suggest," "recommend further investigation" — because they're flagging a possibility to look into, not confirming a fault exists. This is standard professional practice, and it protects both you and the inspector.
If something in the report reads as concerning but is phrased this way, the right next step is to ask a follow-up question or get a specialist opinion — not to assume the worst. Treat "could" as "check this," not "this is broken."
No two reports — or properties — are the same
Different inspectors have different reporting styles. Some list every scuff, hairline crack and cosmetic mark alongside the structural findings; others are more selective. A long report isn't automatically a bad property, and a short one isn't automatically a clean bill of health — it often just reflects how thorough and detail-oriented that particular inspector's format is.
A simple way to prioritise what you read:
Read these first
The major items
The expensive, structural, hard-to-fix things:
Roof · Cladding & weathertightness · Foundations & piles · Plumbing & drainage · Wiring & switchboard · Windows & joinery
Read these second
The minor items
Everyday wear and cosmetic notes:
Scuffed paint · Sticking doors · Worn carpet · Minor cracks in linings · Ageing fixtures · Cosmetic wear
Work through the major items first — these are what genuinely affect the property's value and your ongoing costs. Once you have a clear picture there, come back to the minor items and note them as a to-do list rather than a red flag list. Breaking the report down this way stops you from getting overwhelmed by a long document, and helps you secure a property you love with a clear, prioritised plan for what to attend to and when.
Frequently asked questions
Tap a question to expand it.
What are the main steps in buying a property in New Zealand? +
The key steps are: getting mortgage pre-approval early, checking whether KiwiSaver or the First Home Loan can help your deposit, engaging a lawyer or conveyancer, checking the property's title, ordering a LIM report and building inspection, arranging a registered valuation if needed, and having your deposit ready before you commit. One Agency Select Realty guides buyers through every step of this process across Porirua, Kāpiti, Tawa, Lower Hutt, Upper Hutt and the wider Wellington region.
Can I use my KiwiSaver to buy my first home? +
Yes, if you've been a KiwiSaver member for at least three years and it's your first home, you can withdraw your full balance minus a compulsory $1,000. You may also be eligible for the Kāinga Ora First Home Loan, which allows a deposit as low as 5%. Contact your KiwiSaver provider once you have a signed sale and purchase agreement, and allow 10–15 working days for processing. Note that the separate First Home Grant cash payment was discontinued in May 2024 and is no longer available — the KiwiSaver withdrawal and First Home Loan are the current live options.
What's the difference between freehold, leasehold, unit title and cross-lease? +
Freehold (fee simple) means you own the land and buildings outright. Leasehold means you own the buildings but lease the land, paying ground rent. Unit title means you own your unit and share common areas through a body corporate. Cross-lease means you co-own the land with your neighbours and hold a long-term lease over your specific dwelling. Freehold is the most common and generally the most straightforward for buyers.
What is a LIM report and do I need one? +
A LIM (Land Information Memorandum) is a council-issued report showing building consents, code compliance, zoning, natural hazard notations and rates information for a property. Yes — it's considered essential due diligence for any New Zealand property purchase, and is especially important at auction, where there are no conditions to protect you afterwards.
Does "could" or "may" in a building report mean something is actually wrong? +
Not necessarily. Inspectors use qualifying language like "could indicate" or "may suggest" to flag something worth investigating further, not to confirm a fault. If a report reads as concerning but uses this kind of language, the right next step is to ask a follow-up question or get a specialist opinion, rather than assuming the worst. Treat it as a prompt to look closer, not a confirmed defect.
When do I need to pay my deposit? +
If buying at auction, your deposit is due on the day, immediately after the hammer falls. If buying by private treaty, the deposit is typically paid once the agreement becomes unconditional. Have your deposit organised several days in advance either way.
Should I engage a lawyer or a conveyancer? +
Either can handle a standard residential purchase. A solicitor is generally recommended where the contract is complex or likely to involve legal disputes; a registered conveyancer specialises in property transactions and is well suited to most straightforward purchases.
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