Renovating a Strata Apartment: What Owners Need to Know Before Starting

Renovation shows like The Block and House Rules make it look easy to rip down walls and create your dream home. But if you live in a strata-titled property, things aren’t always that simple. Strata living comes with its own rules—and knowing them upfront can save you stress, delays, and even legal battles.

When you do not need approval: cosmetic work

Cosmetic work on common property connected to your lot does not need approval under section 109 of the Strata Schemes Management Act 2015. The Act’s examples are:

• Hanging pictures (hooks, nails or screws)
• Installing or replacing handrails
• Painting
• Filling minor holes and cracks in internal walls
• Laying carpet
• Installing or replacing built-in wardrobes
• Installing or replacing internal blinds and curtains

Your scheme’s by-laws can add more. You must repair any damage and do the work competently. Cosmetic work does not include work that changes the external appearance of your lot, structural changes, reconfiguring walls, fire-safety changes, or anything involving waterproofing or the plumbing or exhaust system.

Even if formal approval is not required, courtesy goes a long way. Let neighbours know about potential noise or paint smells. A simple note on the notice board or in letterboxes can prevent complaints before they happen.

When you need a vote of the owners corporation: minor renovations

Minor renovations, such as renovating a kitchen, changing recessed light fittings, installing hard flooring, installing or replacing wiring, cabling or power points, or reconfiguring walls, need the owners corporation’s approval by ordinary resolution at a general meeting (section 110). A special resolution is not required, and approval cannot be unreasonably withheld. Before the vote you must give the owners corporation written notice with the details of the work, plans, duration and times, who will carry it out and their qualifications, and how rubbish will be managed. Some schemes’ by-laws let the strata committee decide instead.

When you need a special resolution or a by-law

Structural changes, work that changes your lot’s external appearance, and anything involving waterproofing are outside both the cosmetic and minor-renovation rules. These generally need a special resolution under section 108, which must also say who maintains the work afterwards, or an approval authorised by a by-law. Section 111 stops owners doing work on common property unless one of these authorisations is in place.

What About Council Approval?

Larger works that impact the structure of the building may also require council approval. This means lodging a Development Application (DA) and waiting for the planning department’s green light. Always allow extra time for this process.

Practical Tips to Avoid Problems

• Give neighbours plenty of notice if essential services like water, gas, or internet will be disrupted.
• Schedule noisy work during approved hours to avoid breaching noise regulations.
• Hire licensed tradespeople who understand strata building requirements.
• Make sure all work complies with the Building Code of Australia and relevant safety standards.

Final Word

Renovating in strata living isn’t impossible—it just requires more planning and communication. Cosmetic upgrades are usually fine, but once you start touching common property or the building’s structure, approval is essential. Following the right process keeps projects running smoothly and prevents disputes down the track.

The governing legislation for NSW strata schemes is the Strata Schemes Management Act 2015 (NSW).