Renovations

Understanding the Strata Renovation Approval Process

At Strata One, we know that renovations are a common part of property ownership. Whether upgrading interiors or modifying structural elements, strata renovations in a strata-titled property come with specific obligations and limitations. Understanding these requirements is crucial to avoid delays, disputes, or penalties.

Strata renovations typically affect not only the individual lot but also the shared or common property. Therefore, the law requires formal processes to ensure any work aligns with the by-laws and interests of all owners. Ignoring this process or proceeding with a renovation without strata approval can result in serious consequences, including legal action or reversal of the renovation work.

When is Approval Required?

Approval is generally required when renovations impact the structure, appearance, or function of common property or shared services. Examples include:

• Replacing flooring, especially if it affects acoustic performance: Hard flooring materials such as timber or tiles can cause noise transfer between units. Approval ensures that proper underlay or soundproofing measures are used to maintain resident comfort.
• Installing air conditioning units on external walls: External installations can affect the building’s facade and require electrical access through common areas, necessitating committee consent.
• Altering plumbing or electrical configurations: Changes to water pipes, drainage systems, or wiring can disrupt shared services and must be reviewed for safety and compliance.
• Structural modifications like removing walls: These can compromise the integrity of the building and generally need both strata and council approval.

Internal cosmetic changes, such as painting or replacing cabinets, may not need approval. However, it is best to consult the strata by-laws or contact Strata One for clarification.. Starting a renovation without strata approval risks breaching compliance and may necessitate costly rectifications.

Steps to Obtain Strata Approval

To proceed with strata approval for renovations, owners must follow a defined set of procedures. This often includes:

• Submitting a detailed scope of work, including plans, contractor information, and impact assessments: Providing all relevant documentation helps the committee assess the impact and legality of the proposed work.  This is done through completing an on-line renovation request form.
• Reviewing applicable by-laws and ensuring the work complies: Understanding existing rules allows owners to modify their plans in advance to align with legal expectations.
• Gaining written consent from neighbours if required: In some cases, neighbours directly impacted by noise, access, or visual changes may need to be consulted or approve the project.
• Having the proposal presented at a general meeting for voting: For significant works, a special resolution is needed. This process involves discussion, clarification, and voting by all eligible owners.

Depending on the renovation’s scope, approval may require a special resolution, meaning at least 75% of votes must be in favour. Strata One assists in preparing, presenting, and facilitating these approvals to streamline the process.

Compliance with Strata By-Laws and Regulations

Before initiating any renovation in a strata-titled property, it’s crucial to understand the importance of complying with relevant regulations. At Strata One, we emphasise that adherence to strata by-laws is not just best practice—it is a legal obligation. These by-laws, combined with the legislative requirements outlined in the Strata Schemes Management Act 2015, establish the framework for all renovation activities. Whether the renovation is minor or extensive, ensuring compliance from the outset protects owners from disputes, penalties, and potential project delays.

Overview of Common Strata By-Laws for Renovations

By-laws are specific to each strata scheme, but typical clauses impacting strata renovations include:

• Restrictions on work hours, especially on weekends or public holidays: These rules are designed to minimise disruption and maintain peace within the building.
• Soundproofing requirements for new flooring installations: To maintain acoustic standards, many schemes mandate specific underlay materials or installation practices.
• Rules regarding waterproofing for bathrooms and kitchens: Improper waterproofing can lead to costly damage to both the lot and surrounding units.
• Obligations to use licensed and insured contractors: This ensures the renovation meets professional standards and reduces liability for the strata scheme.
• Prior notification to affected neighbours or adjacent units: Early communication helps manage expectations and prevents disputes during construction.

At Strata One, we assist clients in interpreting and complying with these regulations to ensure a smooth renovation journey.

Consequences of Non-Compliance

Renovating without the proper approvals can have serious implications. These may include:

• Orders to reinstate the original condition at the owner’s expense: Non-compliant works may be legally reversed, incurring additional costs and disruption.
• Fines or penalties imposed by the tribunal (NCAT): Regulatory bodies can issue monetary penalties for breaches of strata by-laws or legislation.
• Loss of goodwill among neighbours due to disruptions or damage: Strained relations with neighbours can lead to long-term tension and complaints.
• Legal disputes that may delay project completion and increase costs: Tribunal proceedings and legal fees can significantly add to renovation expenses and timeframes.

We at Strata One strongly recommend that owners prioritise compliance to avoid these avoidable complications.

Roles and Responsibilities in Strata Renovations

Before undertaking any renovation in a strata-titled property, it’s essential to understand the roles and responsibilities that each party holds. At Strata One, we know from experience that well-defined responsibilities, combined with effective communication, form the cornerstone of successful renovations. When owners, committees, and contractors clearly understand their duties and collaborate proactively, the renovation process becomes more efficient, compliant, and less prone to conflict. This section outlines the key roles involved and how each contributes to a smooth and legally sound renovation process within a strata community.

Strata Owners’ Responsibilities

Strata owners planning to renovate are expected to:

• Submit a formal request with all necessary documentation: This includes floor plans, contractor details, and safety assessments.
• Ensure the work adheres to the agreed scope: Deviating from the approved plan without notification may void the approval and cause issues.
• Notify neighbours of potential disruptions: Transparency fosters cooperation and helps avoid noise or access complaints.
• Manage contractors and ensure common areas are protected: Protective measures like coverings or barriers are often required.
• Remedy any damage caused to common property: Owners are financially responsible for any resulting damage from their renovation activities.

Our team at Strata One supports owners through every step of the approval and renovation lifecycle.

Strata Committee Responsibilities

Strata committees act on behalf of all owners and must:

• Evaluate renovation requests objectively: Assessing proposals based on compliance and impact rather than personal preference.
• Review compliance with by-laws and legislation: Ensuring renovations follow both internal and external regulatory frameworks.
• Ensure decisions are made transparently and fairly: All decisions should be documented and communicated to maintain accountability.
• Keep records of all approvals and associated correspondence: These records are important for future reference and dispute resolution.
• Monitor that approved works proceed within the agreed terms: Regular inspections or updates help confirm compliance.

Strata One facilitates committee meetings and provides professional guidance throughout the approval process.

Managing Renovation Disputes in Strata Complexes

Even with thorough planning and adherence to procedures, renovation-related disputes can still occur in strata-titled communities. At Strata One, we understand that misunderstandings often emerge from inconsistent communication, lack of transparency, or unclear delineation between individual and common property. These disputes can disrupt not only renovation timelines but also neighbourly relations. That’s why it’s critical to identify potential issues early and establish structured project management processes for conflict resolution. In this section, we outline the most common triggers for renovation disputes and provide practical guidance on how to address them constructively.

Common Causes of Renovation Disputes

Some of the most common issues include:

• Noise disturbances from work conducted during non-permitted hours: Loud work outside of permitted hours can lead to complaints and legal warnings.
• Unapproved alterations affecting shared systems (e.g., drainage): Tampering with common systems can impact other residents and cause building-wide problems.
• Use of unqualified or uninsured contractors: This increases the risk of non-compliant work and liability.
• Failure to notify the committee or neighbours before work: Sudden disruptions can cause frustration and opposition from affected residents.

Our experience at Strata One shows that many disputes can be avoided through early consultation and transparency.

Resolution Procedures and Mediation

When disputes occur, it’s vital to address them through structured processes:

• Begin with internal dialogue between affected parties: Open conversations can often resolve misunderstandings quickly.
• Escalate to the strata committee for review: The committee can formally address the issue and issue directions.
• Engage formal mediation through Fair Trading NSW if unresolved: Mediation offers a neutral platform to reach a consensus.
• Seek determination from the NSW Civil and Administrative Tribunal (NCAT): This legal route may be necessary for serious or prolonged disputes.

We assist our clients in navigating these steps and minimising disruptions to the community.

Best Practices for Successful Strata Renovations

Before any tools are picked up or work begins, the foundation for a successful strata renovation lies in thorough planning and clear communication. At Strata One, we consistently see that proactive engagement with the strata committee and fellow residents significantly reduces the risk of delays and misunderstandings.

Planning and Communication

We recommend that owners:

• Notify the strata committee well in advance: Early applications provide time for approvals and adjustments.
• Share renovation timelines and scope with affected residents: Keeping everyone informed reduces resistance and increases cooperation.
• Be clear about expected noise levels or restricted access: Accurate expectations prevent unnecessary conflicts.
• Provide contact details for contractors or site managers: This allows swift resolution of site issues or concerns.

Strata One helps owners create renovation plans that respect by-laws and the needs of other residents.

Selecting Qualified Contractors

Choosing the right professionals is vital. We advise owners to:

• Hire contractors familiar with strata-specific requirements: Experience in strata settings helps ensure smooth navigation of rules.
• Ensure all tradespeople are licensed and adequately insured: Valid credentials protect both the owner and the community.
• Verify references and prior experience in similar properties: A contractor with proven results is more likely to deliver compliant work.
• Confirm that safety measures and clean-up protocols are in place: Clean, safe work sites reduce risk and improve resident satisfaction.

We can recommend reputable contractors that align with your renovation goals.

Frequently Asked Questions about Strata Renovations

Contact Strata One for Assistance

Contact us for reliable guidance on strata renovations, approvals, and dispute resolution. Our experienced team provides end-to-end support from reviewing renovation proposals to managing compliance and communication with committees.