Light Detection And Ranging (LiDAR) technology has provided an impactful way to capture 3D data. However, consistent mapping in sensing-degenerated and perceptually-limited scenes (e.g. multi-story buildings) or under high dynamic sensor motion (e.g. rotating platform) remains a significant challenge. In this paper, we present OR-LIM, a novel observability-aware LiDAR-inertial-mapping system. Essentially, it combines a robust real-time LiDAR-inertial-odometry (LIO) module with an efficient surfel-map-smoothing (SMS) module that seamlessly optimizes the sensor poses and scene geometry at the same time. To improve robustness, the planar surfels are hierarchically generated and grown from point cloud maps to provide reliable correspondences for fixed-lag optimization. Moreover, the normals of surfels are analyzed for the observability evaluation of each frame. To maintain global consistency, a factor graph is utilized integrating the information from IMU propagation, LIO as well as the SMS. The system is extensively tested on the datasets collected by a low-cost multi-beam LiDAR (MBL) mounted on a rotating platform. The experiments with various settings of sensor motion, conducted on complex multi-story buildings and large-scale outdoor scenes, demonstrate the superior performance of our system over multiple state-of-the-art methods. The improvement of point accuracy reaches 3.39–13.6 % with an average 8.71 % outdoor and correspondingly 1.89–15.88 % with 9.09 % indoor, with reference to the collected Terrestrial Laser Scanning (TLS) map.