If you’re considering using your Self-Managed Super Fund (SMSF) to buy property, you’ve probably heard the term Limited Recourse Borrowing Arrangement — or LRBA. Understanding how an LRBA works is essential to keeping your fund compliant and your assets protected.
In this article, we’ll break down what an LRBA is, why it exists, how it’s structured, and why it’s a cornerstone of protecting SMSF members’ retirement savings. If you’re considering setting up an SMSF, understanding how LRBAs work is an essential part of making informed investment decisions.
1. What is an LRBA?
A Limited Recourse Borrowing Arrangement is a special loan structure that allows your SMSF to borrow money to purchase a single asset (or a collection of identical assets with the same value, like shares).
The “limited recourse” part means that if your SMSF defaults on the loan, the lender’s rights are limited only to the asset that was purchased with the loan — they cannot claim other assets in your fund.
This is a legal safeguard built into the Superannuation Industry (Supervision) Act 1993 (SIS Act) to ensure your retirement savings remain protected.
2. Why Does the LRBA Structure Exist?
Before LRBAs were introduced, borrowing within an SMSF was largely prohibited. The 2007 changes to the SIS Act allowed trustees to borrow under very strict conditions.
The aim was to let SMSFs diversify and grow by acquiring larger assets (like property) without putting the entire fund at risk.
For example:
- If your SMSF takes out an LRBA to buy a $600,000 property, and the property value drops or you default, the lender can only repossess and sell that property — not touch your shares, cash holdings, or other fund assets.
3. The Legal Structure of an LRBA
An LRBA involves multiple moving parts and must follow a specific legal setup:
a. The SMSF Trustee
The SMSF trustee (individual or corporate) makes the decision to purchase the asset and enter the LRBA.
b. The Custodian Trustee (Bare Trust)
Because the law prohibits the SMSF from directly holding a property with debt attached, a separate trust — often called a bare trust or holding trust — is set up.
- The custodian trustee holds the property title on behalf of the SMSF until the loan is fully repaid.
- The SMSF is the beneficial owner from day one and receives all rental income and capital growth.
c. The Loan Agreement
The LRBA loan must meet the ATO’s requirements:
- Single Acquirable Asset Rule – Only one asset per LRBA (e.g., one property or parcel of identical shares).
- Limited Recourse Clause – The lender’s claim is restricted to the purchased asset.
- Commercial Terms – Interest rates, repayments, and LVR must be arm’s length (market standard).
4. How an LRBA Protects SMSF Assets
The “limited recourse” protection works like this:
- If the SMSF cannot meet loan repayments and the property is sold, the lender cannot force the sale of other SMSF assets (like cash reserves, shares, or other properties).
- This legal firewall ensures members’ retirement savings outside the LRBA remain untouched.
However, this protection only applies if:
- The LRBA is correctly structured from the outset.
- The trustee complies with the SIS Act and ATO guidelines.
- All transactions are at arm’s length.
5. Common Compliance Pitfalls
Even with its protections, LRBAs can be complex. Trustees often run into trouble when:
- Bare trust is set up incorrectly – Wrong trustee names on property title.
- Loan terms are non-commercial – Especially when borrowing from related parties.
- Mixing assets in one LRBA – Breaching the single asset rule.
- Improper documentation – Missing trust deeds, loan agreements, or minutes.
ATO penalties for non-compliance can be severe, including fund non-compliance (losing concessional tax status).
6. Practical Example
Let’s say your SMSF:
- Has $250,000 in cash.
- Wants to buy a $500,000 commercial property.
- Uses an LRBA to borrow $250,000 from a bank.
Structure:
- SMSF establishes a bare trust with a custodian trustee.
- Custodian trustee holds legal title of the property.
- SMSF makes repayments from rental income + contributions.
- Once the loan is paid off, legal title transfers from the bare trust to the SMSF trustee.
Outcome:
If the SMSF defaults, the lender can only repossess and sell the property, leaving other fund assets safe.
7. Why You Should Use an Expert
Getting an LRBA wrong can unravel your entire investment strategy — and your retirement plan. Because the legal and compliance framework is so strict, working with a specialist SMSF mortgage broker ensures:
- Correct structuring from day one.
- Access to lenders who understand SMSF loans.
- A compliant and tax-effective loan setup.
Final Thoughts
An LRBA is one of the most powerful tools for SMSF property investment — but it’s also one of the most regulated. Understanding how the legal structure works (and why it exists) is critical to protecting your fund’s assets.
If you’re planning to buy property through your SMSF, book a consultation with our SMSF lending specialists. We’ll guide you through the LRBA process step-by-step and make sure your investment is structured for both compliance and success.
Got more questions? Visit our comprehensive SMSF FAQ to get the full picture.
