Janette and Brian Martin were told the City of Greater Bendigo did not want to alarm property owners by informing them of testing into the landfill's effects on its surrounds.  

They learned as much after prospective buyers said they were warned off investing in the area.

Three vacant blocks surround the Martin home, two of which they own. One of the neighbouring blocks belongs to Robyn Lakey and her family.

It was this block that seemed almost certain to be sold last year. Then, the sale suddenly fell through.

Mrs Lakey said the prospective buyer called asking why they were almost sold the property if it was known they would not be able to build.

That's how she and the Martins found out about the testing. 

The audit is exploring the potential impacts of gas, odour, noise and dust from the landfill on land in the surrounding 500-metres. 

Findings will shape the future management of the landfill and its buffer. 

The council expects the audit to be completed by the end of April. It was supposed to have been finished by October, but Bendigo strategy and growth director Bernie O'Sullivan said there had been delays in completing the technical assessment reports because of the complex work required. 

He said an EPA accredited auditor was engaged mid-2018.

"But an audit cannot be completed until all of the technical assessment reports about the potential off site impacts from the landfill are completed by the environmental assessor for the site," Mr O'Sullivan said.

He said first draft assessments for gas migration, odour, dust and noise were provided to the auditor in January.

The auditor reviewed the reports in February and requested some amendments.

"These amendments are expected to be completed in April. The audit can then continue," Mr O'Sullivan said.

Mr O'Sullivan said the testing arose because EPA guidelines recommended any new development within 500 metres of a landfill be supported by a specific audit, prepared either by an applicant or by council, to demonstrate it would be safe.

"Due to the difficulty and expense of preparing an audit, the city and EPA decided that the city should prepare one for the entire buffer area rather than requiring individual landowners to prepare them," he said. 

He said the city had told people that had enquired about developing within the buffer area an audit would have to be completed before a decision could be made on any planning permit application.

"There are plans to consult with the local community once the city has the results of the audit, as until then, it's not clear which land may or may not be affected," Mr O'Sullivan said. 

He said the landfill was being actively managed under an EPA licence, including annual monitoring, to reduce any potential impacts to surrounding residents.

"The technical assessments so far indicate that the landfill poses a low risk to surrounding existing residents," Mr O'Sullivan said.

"The landfill will be closed within the next five years, which will lead to a further reduction in environmental impacts."

In a response to earlier queries by the Martins, the council said it was hopeful the buffer area could be significantly reduced as a result of the audit. 

"All landholders were not informed of the testing being undertaken as we did not want to alarm people when most will probably not be affected by any off-site impacts of the landfill," the landholders were told.

Mr O'Sullivan told the Bendigo Advertiser a detailed summary of findings would be made public once the audit was complete. 

The city anticipated there would be recommendations to implement.

"This will involve consulting with the community and preparing changes to the Greater Bendigo Planning Scheme, among other potential recommendations," Mr O'Sullivan said. 

The Martins and the Lakeys have already been affected by the process. Both families invested in the area in the late 1970s. 

Mrs Lakey said the vacant blocks were their retirement plans. 

"This was going to be our super, more or less," she said. 

Her family invested about $65,000 in subdividing their vacant block.

"Not a sound was mentioned about this not being able to be built on," Mrs Lakey said.

She was of the understanding the council become aware of the need for the audit about the same time her family initiated the subdivision process.

The Lakeys have sold their family home, but are still tied to the area's fate by the vacant block. Moving on to the next stage of their lives will be a struggle unless the property sells. 

Ailing health has added urgency to the Martins' inquiries about how the audit affects their properties. 

They are in need of more appropriate accommodation, but fear they could be waiting some time for clarity on how the audit will affect their land. 

"All we want is for them to tell us the truth," Mrs Martin said.

The Environment Protection Authority would be taking note of the audit's outcome, north west region manager Dr Scott Pigdon said. 

"As we would with any review of landfills or other facilities that can affect the environment or people's health," he said.

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