Strata Renovation Approval NSW: What Buyers Can and Can’t Change

Planning to renovate an apartment or unit in NSW? Understanding strata renovation approval requirements before you buy can save you thousands of dollars and months of frustration. The Strata Schemes Management Act 2015 (NSW) divides renovation works into three clear categories, each with different approval requirements that every buyer should understand.

What renovations can you do without approval in NSW strata?

Cosmetic works don’t require any approval from your owners corporation or strata committee. These are improvements that don’t affect the building’s structure, common property, or other lots, and include painting internal walls, replacing carpet or flooring, installing shelving, replacing blinds and curtains, hanging artwork, and adding hooks or fixtures that don’t penetrate pipes or electrical wiring.

The Strata Schemes Management Act 2015 (NSW) defines cosmetic work as anything that doesn’t involve structural changes, waterproofing, or changes to the external appearance of the building. This means you can refresh your apartment’s interior without seeking permission or waiting for committee meetings.

Common cosmetic works that don’t need approval

Most interior decorating falls into this category. You can paint walls any colour, replace old carpet with new carpet or vinyl, install floating floorboards that don’t require structural fixings, replace light fixtures (using existing electrical points), install curtain rods and window treatments, and add wall-mounted TVs or artwork using standard mounting hardware.

However, be careful with fixtures that might penetrate building elements. Installing a ceiling fan might seem cosmetic, but if it requires new electrical work or structural mounting, it could move into the minor renovation category.

What counts as minor renovation in NSW strata schemes?

Minor renovations require approval by ordinary resolution of the owners corporation (a simple majority) or can be approved by the strata committee if the scheme’s by-laws delegate this authority.

The legislation specifically lists minor renovations as: installing or replacing hard floors like tiles or timber, reconfiguring internal walls that aren’t load-bearing, installing a bathtub, adding in-sink or under-bench water filters, installing a clothesline, replacing or installing a rainwater tank, installing reverse cycle air conditioning, adding ceiling insulation, and work on external surfaces of a lot that face outwards.

The approval process for minor renovations

For minor renovations, lot owners typically submit plans and specifications to the strata committee or strata manager. The committee can approve these works if the scheme’s by-laws give them this power — otherwise, it goes to a general meeting for an ordinary resolution requiring a simple majority vote.

Consider a Sydney buyer planning to install timber flooring throughout their two-bedroom apartment. They would need to provide details about the flooring type, installation method, and acoustic underlay (many schemes require this to reduce noise for neighbours below). The strata committee could approve this at their next scheduled meeting, or it might wait for the next annual general meeting if the by-laws don’t delegate this authority to the committee.

When do you need special by-law approval for major renovations?

Major renovations affecting common property or building structure require a special by-law passed by special resolution of the owners corporation — meaning no more than 25% of the value of the votes cast are against the work. If your work will change the structure of your property, you must also give the owners corporation 14 days’ written notice before the work starts. These by-laws must be registered with NSW Land Registry Services, making them legally binding conditions attached to the property title.

Major renovation works include structural changes like removing or modifying load-bearing walls, waterproofing work, any changes to common property including balconies or exclusive use areas, alterations that change the building’s external appearance, installation of new plumbing or electrical services that affect common property infrastructure, and adding new windows or doors to external walls.

Why major renovation approval is complex

The special by-law process protects all owners by ensuring significant changes don’t compromise building integrity or unfairly impact other lots. The owners corporation must consider whether the proposed works might affect building insurance, structural certification, or create ongoing maintenance obligations for the scheme.

A Bondi apartment owner wanting to combine two lots by removing a shared wall would need a special by-law. This affects the building’s structure and potentially changes lot boundaries, requiring engineering reports, council approval, and registration with Land Registry Services. The entire process can take many months even with strong owner support.

How do strata committees handle renovation approvals?

Strata committees can make day-to-day decisions on behalf of the owners corporation, including approving minor renovations if the scheme’s by-laws delegate this authority. However, they cannot approve major renovations or changes that require special by-laws — these always need a general meeting vote by the full owners corporation.

Many modern strata schemes give their committees power to approve minor renovations, making the process faster for lot owners. The committee might impose conditions like requiring professional installation, providing insurance certificates, or using specific materials that meet acoustic requirements.

What renovation conditions might committees impose?

Strata committees often require professional installation certificates, evidence of appropriate insurance coverage, compliance with acoustic standards (particularly for hard flooring), use of materials that match existing building standards, and regular progress updates for complex works.

For air conditioning installation, a committee might require the outdoor unit to be positioned discretely, electrical work to be done by licensed tradespeople, and condensate drainage to connect to existing building systems rather than dripping onto common property.

What happens if you renovate without proper approval?

Unapproved renovation works can result in orders to restore your lot to its former condition at your own expense. The NSW Civil and Administrative Tribunal (NCAT) has power to make such orders, and lot owners bear the full cost of both the unauthorised work and its removal.

Beyond restoration orders, unapproved works can create complications when selling. Buyers’ solicitors often request evidence that renovation works were properly approved, and missing approvals can delay settlements or affect sale negotiations. Building insurance claims may also be complicated if unapproved works contributed to damage.

NCAT enforcement of renovation breaches

NCAT regularly hears cases involving unapproved strata renovations. Owners corporations can apply for orders requiring lot owners to remove unauthorised works or seek retrospective approval where possible. The tribunal considers factors like safety, impact on other lots, and whether the works could have been approved through the proper process.

You can learn more about common disputes and enforcement in our guide to common NCAT strata disputes in NSW and how to avoid them.

How should buyers research renovation restrictions before purchasing?

Before buying any strata property, review the scheme’s by-laws carefully to understand renovation restrictions that might be more restrictive than the general legislation allows. Some schemes prohibit hard flooring entirely, restrict air conditioning installation, or require specific materials for consistency across the building.

The strata report should include current by-laws, recent meeting minutes discussing renovation approvals or disputes, and any existing special by-laws that affect renovation rights. Look for patterns in meeting minutes — schemes that frequently debate renovation applications may have restrictive attitudes or unclear by-law processes.

Key documents to check in your strata report

Your strata report should include the registered by-laws (which can be more restrictive than the standard legislation), meeting minutes from the past two to three years showing how renovation applications are handled, any existing special by-laws registered against the property, and records of approved or disputed renovation works.

Pay particular attention to by-laws about flooring, air conditioning, balcony modifications, and aesthetic requirements. Some buildings have by-laws requiring specific flooring types, particular air conditioning unit placements, or committee approval for any interior changes visible from common property.

Professional review of these documents can identify potential restrictions before you commit to purchase. Our article on whether you need a conveyancer to review your strata report explains when professional review may be worthwhile.

What renovation planning should buyers do before settlement?

If you’re planning significant renovations, consider making your purchase conditional on obtaining necessary approvals. This protects you if the owners corporation refuses permission for works you consider essential, or imposes conditions that would be difficult or expensive to meet.

Buyers also benefit from budgeting time for approval processes, which might include engineering reports for structural works, acoustic assessments for flooring, architectural plans for layout changes, and time for committee or general meeting schedules.

Timeline considerations for renovation approvals

Minor renovation approvals depend on when the next committee meeting is scheduled — this could range from a few weeks to a couple of months depending on the scheme’s meeting calendar. Major renovations requiring special by-laws involve a lengthier process, as they need general meeting approval and NSW Land Registry Services registration.

Planning your renovation timeline around these approval periods is especially important if you’re coordinating with lease expiry dates or need to complete works before moving in.

Frequently Asked Questions

Can I install air conditioning without strata approval in NSW?

Installing reverse cycle air conditioning is classified as a minor renovation under the Strata Schemes Management Act 2015 (NSW), requiring approval by ordinary resolution or strata committee (if by-laws allow committee approval). The process is usually straightforward for standard internal installations.

What flooring can I install without approval in my strata apartment?

Carpet, vinyl, and similar soft floor coverings are typically considered cosmetic works and don’t require approval. Hard flooring like tiles, timber, or laminate is classified as a minor renovation requiring owners corporation or committee approval, often with conditions about acoustic underlay to protect neighbours below.

Do I need approval to renovate my bathroom in strata?

Bathroom renovations generally require approval because they involve waterproofing, which affects building structure and other lots. Installing a new bathtub specifically is listed as a minor renovation under NSW strata law. Full bathroom renovations involving waterproofing or changes to plumbing services typically require major renovation approval through a special by-law.

Can strata by-laws be more restrictive than NSW legislation?

Yes. Scheme by-laws can impose additional restrictions beyond the minimum framework in the Strata Schemes Management Act 2015 (NSW). A scheme might prohibit hard flooring entirely, restrict the placement of air conditioning units, or require committee approval for works the legislation would otherwise classify as cosmetic. Always check the registered by-laws before assuming a work type falls into a particular category.

What should I do if previous owners did unapproved renovations?

If you discover unapproved works after purchase, you may need to seek retrospective approval from the owners corporation or restore the lot to its original condition. It is worth reviewing this issue with a strata lawyer or conveyancer, particularly if the unapproved works involve waterproofing, structural elements, or changes to common property.

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Understanding NSW strata renovation requirements before you buy helps you make informed decisions about your property’s potential and avoid costly surprises after settlement. Whether you’re planning a simple interior refresh or more significant changes, knowing what’s possible under your scheme’s by-laws is a practical part of apartment buyer due diligence.

StrataClear helps buyers review strata reports faster by turning complex documents — including by-laws, meeting minutes, and renovation records — into clear, structured summaries. Upload your strata report to see what renovation approvals and restrictions apply to the property you’re considering.