What a $77 Spend Reveals About Your Agent

In 2025, there’s really no good reason for Auckland real estate agents not to provide a full property file to potential buyers. At best, it shows a lack of care and attention to detail. At worst, it is willful ignorance, a deliberate attempt to keep buyers in the dark. And yet, unbelievably, it's still happening. I came across it again this week.

The “buyer beware” era is dead. In New Zealand, vendors must disclose known issues, and licensed agents are legally required to disclose both known defects and, where there are reasonable grounds to suspect problems, either confirm or rule them out. If an owner tries to pressure an agent to withhold facts, the agent’s only responsible move is to walk away.

For a tiny cost of just $77, the property file should be ordered and supplied to all prospective buyers. When an owner is already investing thousands in marketing, and there are potentially hundreds of thousands or even millions on the line, not providing a property file simply doesn’t make sense. It can undermine buyer confidence, slow down offers, reduce competition, and ultimately impact the final sale price.

From a Buyer’s Perspective

Lack of Transparency

Buyers expect easy access to all the relevant information that will help them review the property. This should include the property file, LIM, and title at the very least. No file? Buyers may jump to conclusions and assume there’s something to hide. Or worse, they’ll just move on to a listing that’s less hassle. It comes across as cagey or careless.

It Sets the Wrong Tone

What better way to start off the relationship with a buyer than making them pay for something the vendor could have provided? When it’s missing, serious buyers have to order it themselves, and it’s not $77 anymore; it’s $117 for an urgent one.

Slower Decision Making

Due diligence matters. When key documents aren’t easy to access, offers get delayed and engagement drops, costing sellers real interest and competition.

From a Seller’s Perspective

Missed Buyer Opportunities

Every barrier to information makes buyers drop off. That can directly reduce competition and the final sale price.

Questionable Professionalism

A competent agent makes the buying process easy by reducing friction. Making buyers purchase the property file themselves adds unnecessary hassle and reflects poorly on their skills and reliability.

Risk of Lower Perceived Value

Uninformed buyers tend to play it safe with offers or may not make any at all.

The Bottom Line

If your agent hasn’t supplied a property file, it’s not just inconvenient; it could be a red flag. They are either:

1. Disorganized, or

2. Overlooking buyer psychology, or

3. Not acting strategically to maximize buyer confidence and competition.

   
   

For sellers, it’s a missed opportunity. For buyers, it could be a red flag. In a modern, transparent Auckland property market, there’s no excuse. If your agent is skipping this step, ask yourself: do you want someone cutting corners handling one of your biggest investments?

It's a $77 purchase that really matters.

Understanding the Difference: LIM vs Property File

A LIM report (Land Information Memorandum) is a summary document provided by Auckland Council that gives buyers an overview of what the council knows about a property. It’s often used during due diligence and can include zoning, building consents, resource consents, utility connections, hazards, rates, compliance with the Building Code, restrictions like easements or covenants, legal boundaries, historical information, and public projects that may affect the property. A LIM is a useful snapshot to help buyers make informed decisions, but it only tells part of the story.

A Property File, on the other hand, is much more detailed. It contains the full history of the property, including original building plans, approved alterations, building consents, resource consents, and Code Compliance Certificates (CCCs). It may also include complaints, permits, and records of changes made over time. This file allows buyers to see exactly what has been done to the property and whether it complies with council regulations.

In short, the LIM gives you a summary, while the Property File gives you the full picture. For serious buyers, reviewing the Property File alongside a professional building inspection is the best way to verify the property’s history, condition, and compliance.

Why You Should Always Request a Property File

When you're navigating the property market, having all the information at your fingertips is crucial. A property file not only protects your investment but also empowers you as a buyer. It’s about making informed choices.

Imagine finding your dream home, only to discover later that it has hidden issues. That’s a nightmare scenario. By requesting a property file, you can avoid such pitfalls. It’s a small step that can save you from significant headaches down the line.

The Importance of Working with a Transparent Agent

Choosing the right real estate agent can make all the difference in your buying or selling experience. A transparent agent will prioritize your needs and ensure you have access to all the necessary documents, including the property file. This approach fosters trust and builds a solid foundation for your relationship.

When you work with someone who values transparency, you can feel confident that they have your best interests at heart. This is especially important in a competitive market where every detail counts.

Conclusion

In conclusion, the importance of a property file cannot be overstated. It’s a vital tool for both buyers and sellers in the Auckland real estate market. If your agent hasn’t provided one, it’s time to reconsider your options.

Don’t let a lack of information hold you back. Whether you’re buying or selling, ensure you have all the resources you need to make informed decisions. Remember, it’s a $77 investment that can lead to significant savings and peace of mind in the long run.

So, what are you waiting for? Make sure you get that property file!