Straight answers.

No. It arms them. KRAYN reads the land against government records and tells you what to ask, what to verify, and which specialist each finding points to — before you are paying anyone by the hour. It does not review a contract the way a lawyer does, inspect a building, or certify anything. Your report states what was and wasn't checked, so you can hand it to the person who does that work and start further along.

It means the check did not run — not that it ran and found nothing. Some datasets do not cover every location: a state's minimum-lot-size map can simply stop at a boundary. Those checks stay counted and named in your report rather than being dropped, because a report that quietly removed them would look cleaner than it is. Clear means we checked and found nothing. Not available here means we could not look.

You may also see not assessed and not integrated. They belong to the same family and they are not a clearance either: not assessed means the question was not answered for your address — sometimes because the evidence did not meet the bar the report sets for asserting it — and not integrated means the data exists for your region but is not yet on a read path here. In every one of these cases the check stays named and counted. None of them means the site is clear.

Every check lands in one of seven states, and your report uses the same seven words throughout:

• Flagged · major — shapes or stops what you are planning.
• Flagged — real, and something to plan for.
• To confirm — we found something that needs settling before you rely on it.
• Checked · caveat — checked, with a stated limit on what that check can settle.
• Clear — checked, nothing found.
• Regional context — a record about the area, not a reading of your parcel.
• Not available here — the check could not run at this location.

The count at the top of every report adds these up, so you can see the shape of the read before you read a word of it.

We show the disagreement rather than quietly picking a winner. Where two authoritative sources say different things — ground and geology mapping is the common case — the report surfaces both and names what would settle it, which is usually a site-specific investigation. Choosing one silently would give you a cleaner report and a worse decision.

It depends on the source, so we publish it rather than summarise it. Datasets we store carry a last-refreshed date and a refresh schedule — you can see every one of them, live, on our methodology page. Other sources are queried from the publisher at report time; the response may still carry publisher-defined currency and limitations. Where a refresh is overdue, that page says so rather than hiding it.

From the NSW Valuer General's Bulk Land Values — the determined land value for a property on each annual base date, published as the record states it. Your report shows up to 14 base dates, from 2012, so you can see the run rather than a single number. We match your parcel on its lot and plan first, and fall back to the address only if that cannot be resolved; the report names which match it used.

They are the record, not a valuation. A determined land value is the value of the land on a base date — not a market appraisal of the property, not an estimate, and not advice. Where we hold no value for a parcel, the report says so and says why, rather than leaving the section out. New South Wales only — no other state publishes an equivalent we hold.

In New South Wales a great deal of low-rise work — new dwellings, secondary dwellings, alterations, sheds — never becomes a development application at all. It is approved as a complying development certificate (CDC) by a council or a private certifier. A street read only from DAs would therefore miss much of what was actually approved there.

So we count both, and they are separate approvals, not a second view of the same ones — nothing is counted twice. Outcomes appear only where the certifier has determined them. Development applications are different: the NSW source carries no usable determination, so whether a DA was approved, refused or withdrawn is not stated, and your report says so rather than implying an outcome. Two channels stay genuinely missing: exempt development, which needs no approval and is recorded nowhere by anyone, and the largest state-significant proposals assessed by the Minister or the Independent Planning Commission. The certificate register is New South Wales only.

Upload your contract and disclosure pack and the comparator cross-checks the property facts it can read against independent government data, returning one of three answers per claim: corroborated, discrepancy, or could not verify. What it can check varies by state, because the underlying data does — so your report states, for your state, what was and was not checked, rather than leaving you to assume. Where a field is not covered it returns could not verify. It never returns a confirmation it did not earn.

What your site is, and what's planned around it, drawn from authoritative government and industry sources, across hazards, land and title, site conditions, and future land use. Each finding is named and cited to its source. Just as importantly, it tells you what we couldn't determine, so you know exactly where to look next.

No — and that's deliberate. KRAYN reads the planning facts that shape what's possible: the zone, its statutory purpose, the lot, and the overlays that apply (across VIC and NSW). But it doesn't hold the council's use table, so it never tells you a use is permitted — that's the council's call. What it gives you is what shapes the decision, what typically adds to build cost and why, and how the site's factors fit together for what you're planning — then what to confirm with the council before you commit.

No, and we'll never say that. A report is a read, not a clearance. We tell you what we found, what we checked, and what to verify with the relevant authority before you commit. The absence of a flagged problem is not proof there isn't one, so a clean report is a reason to keep doing your due diligence, not to stop.

The facts come from authoritative sources and are cited so you can check them yourself. But KRAYN is one input to your decision, not a substitute for formal due diligence, professional advice, or your own checks with the authorities. We're built to give you an honest, well-sourced starting picture, and to be clear about its limits.

Plenty, and we name it. Coverage varies by state and by layer (Victoria has the deepest planning detail; other states are shallower in places). Every report states exactly what was checked and what wasn't. If we don't have reliable data for something, we say so rather than guess.

In Victoria, yes — as far as the public registers allow. KRAYN checks your exact parcel against the EPA Victorian Landfill Register, the state Coastal Acid Sulfate Soils mapping, and the Victorian Wetland Inventory, including its 1788 (pre-European) extent. So the report tells you if your parcel sits on or beside a registered closed landfill, in mapped acid sulfate soil, or within former wetland — drained swamp. Two honesty limits hold. First, these registers are incomplete: the landfill register doesn't capture every historical or unregistered tip, and the wetland and acid-sulfate layers are area-scale — so a “no match” is not a clearance. Second, the 1788 (pre-European) wetland layer is a deduced historical reconstruction, not a present-day ground test; where it flags, it's a prompt for a geotechnical investigation before footing design, not a verdict on its own. The landfill and 1788 (pre-European) wetland lanes run for Victorian addresses today; other states aren't yet covered for those. The coastal acid sulfate soil lane also runs in New South Wales — against the NSW acid sulfate soil planning maps and the NSW ASS risk mapping, for coastal andtidal-river-valley parcels. Inland NSW is checked: the mapping is regional in scale, so an unmapped parcel returns checked · caveat — never clear. See it on real reports: a Patterson Lakes home on mapped prospective acid sulfate soil and former swampland, a Springvale property on a registered closed landfill, and a Booragul home in New South Wales on mapped Class 1 coastal acid sulfate soil.

The checks don't change — the same ones run at your address whichever plan you pick. What changes is how they're judged against it. A plan can be ruled out outright on zoning, where the use you named isn't permitted on that land. And where a finding matters more to one plan than another, its severity is tiered for the plan you chose. The facts are the same facts; what moves is the weight they carry and whether your plan clears the zone.

Yes, on Pro. Multi-site comparison puts up to four of your own reports next to each other under a single intent lens, so every column is read the same way and the same checks line up row by row across your shortlist. It never names a winner — it doesn't rank, score, or recommend a “best” site, because the right site depends on what you're weighing, and a tidy ranking would bury the trade-offs you need to see. KRAYN puts the facts side by side; you decide. And because one lens applies to every column, the check counts differ only for real coverage reasons — a coverage-parity strip states plainly which registers each site was, and wasn't, checked against, so a site never looks cleaner just because fewer checks ran on it.

Comparison is part of Pro. On a one-off report or pay-per you'll still see the comparison view as a locked preview — the real sites and the coverage-parity strip, with the side-by-side verdicts held until you upgrade. You can only ever compare reports you already own.

Three ways to read the same report. Plain is clear language for a buyer or owner; Technical is for engineers and consultants; Risk is framed for underwriters and risk assessors. Same findings, different language for who's reading.

Yes — on your finished report, not on the address form. Generate the report first; the report then carries a document panel where you upload a contract, vendor's statement, or planning report, and KRAYN audits its stated claims against that report's verified site data, flagging where the document and the record don't line up. It reads even a scanned statement, checks the claims it can read, and tells you plainly which ones it couldn't make out — rather than guess. It checks the claims it can check; it doesn't certify the whole document is correct.KRAYN doesn't store your document. The file is read in memory and discarded. The text we extract is sent to our AI provider to be read, and may be retained by them for up to 30 days. The audit result — what was found and what wasn't — is kept with your report so you can reopen it. The optional attachment on the address form is a different thing: that one is read only for your intended works and the lot dimensions it states, and it is not a claims audit.

No. We'll show you forward-looking facts (a planned precinct, a reserved corridor) as things to weigh and verify. We will never tell you a site will appreciate, will be rezoned, or will be approved. Those are predictions we can't honestly make, so we don't.

Every AU address, with the depth varying by state — the planning detail is deepest in Victoria and New South Wales. Every report is explicit about what coverage applies to your specific site.

Card details never reach KRAYN's servers. Payment is handled by Stripe: when you pay, you are taken to Stripe's own page to enter your card, so it is never typed on a KRAYN page and never passes through our systems. We receive the result of the payment — that it succeeded, and a tax invoice — never your card number.

See the Pricing page for current rates. Each report is pre-paid per site, so you pay before it runs. Because the report is delivered as soon as it's generated, we don't offer change-of-mind refunds. If a report fails to generate, or there's a material error in what we delivered, email us at krayn@krayn.au and we'll make it right.

Yes, that's exactly the point. KRAYN is built for the moment before you commit: run the address while you're weighing an offer and you get an independent read of the site before you've signed anything. Pre-decision is when an honest read is worth the most.

Not “better”, but independent and complementary. A sale contract or vendor's statement is prepared by or for the seller; KRAYN is the independent read, drawn from authoritative government and industry sources, with every finding cited. They do different jobs: one is the seller's disclosure, the other is your own check. You can even attach the vendor's statement and have KRAYN audit its stated claims against the record — see “Can I upload my own documents?”.

You run the address and get the report back once every applicable layer has been checked and the verdict composed. We don't quote a fixed time: the report is ready when the read is done, not on a stopwatch.

You can download the report as a branded PDF and send that to anyone — that is the way to put the full read in someone else's hands today.

Sending the report's web link does something different, and it is worth knowing before you rely on it: anyone who opens that link without being signed in as you sees a preview — the address, neutral site measurements like slope and soil, and a statement that the findings are withheld. They do not see the findings, the verdict or the sources, and they cannot download the PDF.

A proper sharing mechanism — a link you can grant, revoke and time-limit for a specific person — is something we intend to build. We are not describing it as though it already works.

We check authoritative government and industry records across heritage, planning, hazard, environmental and infrastructure categories. Rather than publish the catalogue, every report cites the specific source behind each finding — and names what it couldn't check.

KRAYN is built for anyone doing pre-decision due diligence: buyers, owners, developers, and the advisors, engineers and planners working with them. We don't make claims about bank or valuer adoption we can't stand behind; the report is an independent, well-sourced input to your decision, not a lender or valuation product.

KRAYN is an independent Australian platform. We're paid by you, the person running the report, not by sellers, developers, or agents. Our only job is to give you an honest read. Read more about us.