Questions Wellington Buyers Ask Us

We've sold 500+ Wellington homes across Karori, Khandallah, Ngaio, Newlands, Johnsonville, Paparangi, Grenada Village, Woodridge, Churton Park, Wilton, Wadestown, and Crofton Downs over 17 years. These are the questions buyers ask us most.

Do I need pre-approved finance before making an offer?

Yes — get pre-approval before you start attending open homes seriously. Pre-approval tells you exactly what you can spend, makes you a credible buyer when it comes to making offers, and speeds up the process significantly.

Without it, you risk missing out while your bank catches up. In a tender situation especially, a buyer with pre-approval in hand is in a much stronger position than one who's still waiting on their bank.

What is a LIM report and do I need one?

A LIM (Land Information Memorandum) is a council document covering consents, drainage, hazards, and any recorded issues with a property. In Wellington, where unconsented work and geological risk are both common, a LIM is essential — not optional.

Order it from Wellington City Council for the relevant area and allow around 10 working days. If you're buying at tender, order it as soon as the property goes to market so you have it before the tender date.

Wellington-specific: LIMs in our suburbs can flag retaining wall issues, flood zones, and slippage risk — all more common here than in flat-land markets. Read yours carefully.

Do I need a building report?

Yes, strongly recommended. Wellington's housing stock includes many older homes with weathertightness, foundation, and drainage issues. A building report from a qualified inspector identifies anything significant before you commit.

Budget $500–$900 for a thorough report. If buying at tender, get your report done during the marketing period so you can bid knowing what you're buying. Ask specifically about subfloor condition, retaining walls, and any sign of moisture issues — all common in Wellington's hilly terrain.

What does conditional and unconditional mean?

A conditional offer depends on certain things being satisfied before the sale proceeds — most commonly finance approval, a satisfactory building report, or LIM review. You have a set number of working days to satisfy each condition.

Unconditional means you are committing to purchase regardless of what any report or finance assessment finds. Only go unconditional once all your due diligence is complete and your finance is confirmed. Going unconditional prematurely is one of the most costly mistakes a buyer can make.

How does the tender process work for buyers?

In a tender, buyers submit written offers by a set closing date. You don't know what others are offering. The vendor opens all offers at once and chooses the one that suits them best — which isn't always the highest price if other terms are more favourable.

Put your best offer forward the first time. There is usually no second chance to negotiate in a tender. Use the marketing period to do all your due diligence — building report, LIM, finance — so you can bid with confidence on tender day.

Your settlement date, deposit amount, and conditions all factor into how a vendor reads your offer. A clean offer with a short conditions timeframe can beat a higher price with lots of conditions.

Can I buy a home with unconsented work?

Often yes — unconsented work is common in Wellington's older housing stock, particularly decks, sleepouts, and garage conversions. The key questions are: what is the nature of the work, can it be consented retrospectively, and does the price reflect the risk?

Your solicitor and a building inspector can help assess the implications. Some lenders will also have views on unconsented work — worth checking with your bank early if this comes up on a property you're interested in.

How do I stand out as a buyer in a competitive market?

Get your finance pre-approved. Do your due diligence during the marketing period, not after. Make a clean offer with a short conditions timeframe where possible.

In a tender, your offer terms matter as much as your price. Vendors notice prepared buyers — and so do their agents, which matters when it comes to communication and any post-tender negotiation.

What should I look for at a Wellington open home?

Beyond the obvious — layout, size, condition — pay attention to: aspect and sunlight at the time of day you visit, signs of moisture on ceilings and in the subfloor if accessible, retaining walls and their condition, and parking access.

Ask the agent about the LIM, any known issues, and whether a vendor building report is available. A good agent will answer these straight. If they deflect, that's information too.

Also useful: General Questions | Seller FAQs | Selling in Wellington

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