Lessons From The Summer Of 2025/26

This summer will be remembered for many things, but one word stands out: rain. Lots of it. Unprecedented and prolonged downpours in many parts of the country tested stormwater systems, highlighted flood-prone pockets, and exposed vulnerabilities that many homeowners didn’t even realise existed. For buyers, it’s a reminder that you need to know what you’re buying. There’s no need for panic, just informed and confident decision-making.

Yes, you need a LIM
We know it’s annoying and an extra expense, but you simply must get a LIM before going unconditional on a property. What’s more, you need to understand it. After the summer we’ve just had, flood-related information deserves especially careful attention and remember, it’s not just properties near water bodies that might be at risk. The new council flood mapping information makes clear where floodwater will flow and pool around our city too, taking into account stormwater infrastructure. Take the time to go through the LIM thoroughly. Ask questions. If you don’t understand something, get clarification. That hour or two could save years of frustration.

Do your own homework
Beyond the LIM, there’s a wealth of publicly available information. Council websites provide access to district plans, rezoning proposals, infrastructure projects and resource consent applications. Surprises that catch buyers out include:
•    Discovering vacant land next door is zoned for high-density housing.
•    Learning that a future arterial road or infrastructure corridor is planned nearby.
•    Finding out a quiet semi-rural pocket is earmarked for urban expansion.
None of this is hidden, but it does require deliberate investigation. 

Builders’ reports and boots-on-the-ground checks
It’s always a good idea to get a comprehensive builder’s report that looks at drainage, moisture, cladding integrity, roofing, and subfloor conditions. It’s also important to visit the property multiple times. Go in the morning and evening. Visit after heavy rain if possible. Notice how water drains, how the street feels, how traffic moves. Properties behave differently in different conditions and Summer 25/26 proved that weather matters.

Ask the hard questions 
Finally, talk to your real estate agent. While they’re not responsible for doing your due diligence for you, they’re legally obligated to provide you with what they know.  It’s in everyone’s interest - buyer, seller, and agent - for you to fully understand what you’re purchasing. Buyers should be making smart decisions with their eyes wide open. Afterall, our homes are typically the biggest assets we will ever own.