LMLLift Consultants

Australia's Leading
Independent Vertical Transportation Consultancy.

Independent audits, maintenance contract design and modernisation project management for building owners, owners corporations and portfolio managers across Australia, New Zealand and PNG.

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No Equipment Sales. No Commissions. Just Advice.

500+

Years of combined team experience

230+

Modernisation projects completed

1,700+

Lifts and escalators under advisory

450+

Building sites under advisory

170+

Upgrade feasibility assessments annually

85%

Of work is for repeat clients

Owners, managers and operators we work with across Australia

See our full client list →

Independent Since 2013

We don't sell lifts. We only advise you.

Nationwide Coverage
AAVT Member
Registered Professional Engineers
Independent & Unbiased

Most advice in this industry comes from the same companies that sell and maintain the equipment. LML holds no manufacturer alignment and no maintenance contracts. The recommendation you receive is the one that serves the asset, not the supplier.

We've helped building owners, owners corporations and portfolio managers improve safety, lift tenant satisfaction and find genuine cost reductions across their vertical transportation assets.

More about LML →
Our services

A full-lifecycle service for vertical transportation assets

Condition audits & due diligence

What condition are the lifts actually in, and what will they cost us?

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Maintenance & contractor performance

Are we getting the maintenance we're paying for?

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Independent reporting

What can we put in front of the board, the committee or the insurer?

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Future proofing & lifecycle

How much life is left, and when should we plan to spend?

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Safety, compliance & expert reports

Are we exposed, and can we prove we're not?

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Portfolio & capital planning

Across everything we own, what do we do first and why?

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Vertical transportation design

How do we get the lifts right before the building locks them in?

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Modernisation & project delivery

Do we actually need this upgrade, and who represents us if we do?

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How we work

Evidence in. Decisions out.

LML Lens™

See more. Know more. Act with confidence.

We inspect to a set procedure, photograph every finding, score against fixed criteria, and check the work before it leaves us.

See LML Lens →
See how the method works, with sample outputs →
Selected projects

Some of the buildings we work on

Lift lobby at 101 Collins Street, Melbourne22 lifts

101 Collins Street

Melbourne, Victoria

Destination control upgrade across 22 lifts: specification, tender, project management, interiors and fixtures, to full NCC, Australian, EN and DDA compliance.

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The faceted facade of 222 Exhibition Street, MelbourneModernisation

222 Exhibition Street

Melbourne, Victoria

Lift modernisation works delivered in a major Melbourne commercial tower: specification, tender, project management and witness testing.

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Entrance to 30 Pirie Street, Adelaide9 lifts

30 Pirie Street

Adelaide, South Australia

Car interior upgrade across 9 lifts including new car operating panels and comprehensive maintenance, fully compliant to NCC, Australian and EN standards.

View project →
View all projects →

Common problems we solve

You've probably said one of these

01

“Our lift company has quoted a full modernisation and we've got nothing independent to check it against.”

We assess whether the scope quoted is actually warranted, then specify the works independently and tender them competitively. Scope and price routinely change once the specification is written by someone with nothing to sell.

Modernisation →
02

“We settle on this building in six weeks and the lifts aren't covered in the condition report.”

Pre-acquisition due diligence gives you condition, compliance position and a forecast capital requirement for every asset before you're committed, so lift risk is priced into the deal rather than inherited with it.

Condition audits →
03

“We're on a comprehensive agreement and still getting entrapments, repeat faults and callbacks that run past 12 hours.”

We measure what is actually being delivered against what the agreement obliges: attendance, response times, defect close-out and availability. Then we put that evidence in front of the contractor on your behalf.

Contractor performance →
04

“Our lifts are nearly thirty years old. Do we keep spending on maintenance, or is that money we'll never get back?”

We run the whole-of-life comparison: remaining useful life, parts obsolescence, energy and downtime cost against the capital alternative. Then we identify the point at which continued maintenance stops making financial sense.

Future proofing →
05

“Our committee needs to approve a significant levy and we have nothing independent to put in front of owners.”

We produce reporting written for a committee to read and act on: findings, photographic evidence and prioritised recommendations in plain language, defensible if challenged.

Independent reporting →
06

“We have lifts across dozens of buildings and no consistent view of any of them.”

Portfolio management brings every asset into one register with standardised condition scoring, so buildings can be compared directly and capital works sequenced across the whole book.

Portfolio management →
Testimonials

What our clients say

5.0 average from 35 reviews on Google

“LML Lift Consultants has played a pivotal role in one of Melbourne's largest lift modernisation programs in recent years, at the property we manage at 101 Collins Street. From project management and stakeholder coordination through to site inspections, technical reviews and witness testing, the team has consistently demonstrated technical depth and attention to detail. LML has operated as a trusted advisor throughout a complex upgrade program.”

Selva Thiru

Senior Manager – Engineering, Operations and Sustainability

“A big thank you to Richie, Dean and the LML Team for resolving all our lift issues. As Owners Corporation Managers, LML service and advice is invaluable to us when we evaluate lift agreements and issues. Their knowledge of the lift industry, professionalism and speed of service is second to none. Highly recommended.”

Cynthia Dewhirst

Business Improvement Lead, Tideways

“I've worked with LML Lift Consultants across multiple Owners Corporations for maintenance and condition reports and lift service agreement tenders, and they consistently deliver excellent results. Their team is responsive, professional, and provides high-quality, detailed advice that helps our committees make informed decisions.”

Jade Camilleri

Owners Corporation Manager

“Richie and the team at LML Lift Consultants have always gone over and above to provide outstanding service to MP Burke Commercial. We have undertaken two complete lift upgrades from their tender assessment and review as well as multiple service contract reviews. Their approach has always been practical and logical, while maintaining the best interests of the client.”

Sarah Turton

Asset Manager, MP Burke Commercial

“We recently completed the full Lift Modernisation Project in the commercial building while fully leased, which is always challenging… by far LML Lift Consultants have performed exceptionally. We are very satisfied with LML's performance in the handling of the project from site reviews, scope, tender to handover.”

Sachin Bhanot

Senior Facilities Manager, Knight Frank Australia

“Our FM team have held a strong working relationship with LML Lift Consultants for a number of years now… Most recently, LML hosted our team for an in-depth training session at their facility in Rowville where our team members gained a terrific insight into the lift industry.”

Rhett Wilsmore

Director, Knight Frank Australia

“LML were extremely professional and provided a thorough report which was extremely useful when dealing with the lift contractors and getting the lift contractors to make proper repairs… Highly recommended especially if you have lift problems and the lift contractors say that there are no issues!”

Noel Lim

Owners Corporation Manager, Melbourne Owners Corporation Services

“LML Consultants are our lift auditing consultants that we use on our properties, and are and have been instrumental in ensuring compliance of our lifts.”

Isaac Kidd

ASM Operations Manager, JLL

“LML managed a difficult project which involved the restoration of a Johns & Waygood Heritage Classified lift as well as two tricky Italian lifts, the only ones of their kind in Australia. Our lift refurbishment project posed problems which were anticipated, dealt with and sorted with minimal distraction to us as the proprietor. Gary and Richie's peerless experience in the field was invaluable and their approach informative and consultative; we sincerely recommend LML.”

Peter Merlo

Operations Manager, Abergeldie Rehabilitation

“LML are a trusted partner who provide clear, practical advice and outstanding technical expertise. We highly value their professionalism and support.”

Fazal Rehman

Facilities Manager, VPC at Spencer Street

FAQ

Frequently asked questions

Is an independent audit different from our contractor's inspection?

Yes. A maintenance contractor's inspection confirms the equipment is running and identifies work they can carry out. An independent audit measures condition, compliance position, performance and remaining life against the applicable standards and against the agreement you are already paying for, and the party writing it has nothing to sell you.

When should a lift be modernised rather than repaired?

Age alone is not the trigger. The usual indicators are parts obsolescence, rising callback frequency, deteriorating ride quality or door performance, control system failures, and repair costs that no longer make sense against remaining life. We compare the whole-of-life cost of continued maintenance against partial and full modernisation before recommending which is warranted.

How do we know whether our lift contractor is performing?

Measure it rather than rely on impressions. The useful indicators are attendance against the scheduled preventative maintenance program, callback frequency and repeat faults on the same unit, response times against contracted times, defect close-out rates, entrapment numbers and availability. We collect that evidence and benchmark it against the agreement.

Can an owners corporation engage a lift consultant directly?

Yes, and it is a substantial part of our work. Owners corporations and their managers engage us directly, usually when a committee needs independent evidence to support a levy, to test a modernisation quote before it goes to owners, or to review a service agreement before it rolls over.

View all lift questions →

Not sure whether your lifts are being maintained properly?

Most engagements start with a single independent assessment: what condition the assets are in, how the contractor is performing, and where money is being lost. Tell us about your building and we'll advise on the right starting point.

Request an assessment1300 001 565