Can I renovate my strata apartment? NSW approval rules

Renovating an apartment is not like renovating a house — the building’s common property and your neighbours are part of the equation, so NSW strata law sets out what you can do freely and what needs the owners corporation’s approval. Get the category right and the process is simple; get it wrong and you can be ordered to undo the work. Here is how it works.

Three categories of work

NSW strata law sorts renovations into three buckets, and which one your project falls into decides the approval you need: cosmetic work, minor renovations, and major works. The dividing lines are structure, waterproofing and external appearance.

Cosmetic work — no approval needed

Cosmetic work (section 109) is the light stuff: painting, filling minor holes, hanging pictures, laying carpet, putting up blinds or internal window coverings. You do not need the owners corporation’s approval — but it must not involve structural change, waterproofing, or anything that alters the external appearance of your lot, and you remain responsible for any damage to common property. Always check your by-laws, which can add conditions.

Minor renovations — approval by resolution

Minor renovations (section 110) are more substantial but still do not touch structure, waterproofing or the building’s external appearance. Typical examples: renovating a kitchen (excluding tiling and waterproofing), installing or replacing hard floors, or fitting an air-conditioning unit. These need approval by an ordinary resolution at a general meeting — a simple majority, not a special resolution. The owners corporation can delegate that approval to the strata committee, but only if a registered by-law specifically allows it. Approval can come with reasonable conditions and cannot be unreasonably withheld.

Major works — a special resolution

Anything that does affect structure, waterproofing or external appearance — bathroom re-tiling, removing or altering walls, changing the facade — is a major renovation. These need a special resolution (at least 75% support) and usually a by-law registered on title, and the authority cannot be delegated to the committee. Structural work also requires you to give the owners corporation written notice (at least 14 days) describing the work.

The 2025 three-month rule

A reform from 1 July 2025 added certainty for owners. Where a scheme has a by-law delegating minor-renovation approvals to the committee, the committee must give any refusal in writing with reasons within three months of the request — and if it does not, the minor renovation is automatically approved. (This auto-approval only applies where that delegating by-law exists.) The owners corporation must also keep a record of approved minor renovations for 10 years.

How to apply

1. Work out the category — cosmetic, minor or major.
2. Check your scheme’s by-laws for conditions or a committee-approval delegation.
3. For minor or major works, give the owners corporation written notice with details and any plans.
4. For minor works, seek an ordinary resolution (or committee approval if delegated); for major works, a special resolution and by-law.
5. Get the approval — and any conditions — in writing before you start.

Common pitfalls and disputes

Two things trip owners up. First, hard flooring: replacing carpet with floorboards is usually a minor renovation, but noise transmission to the unit below is a frequent dispute — many schemes have by-laws requiring acoustic underlay, so check before you commit. Second, starting without approval: unauthorised work can lead to NCAT orders to remove it and restore common property, plus costs. If you believe approval is being unreasonably withheld, you can apply to NCAT for orders.

Doing it the easy way with OneStrata

For a self-managed committee handling renovation requests:

• Requests on the record. Capture each renovation request, with details and plans, in one place — not buried in an inbox.
• Decisions you can prove. Put it to the owners or committee, record the resolution, and keep the outcome with the building’s history.
• The 10-year rule, automatic. Approved minor renovations sit in an immutable record, so the mandatory 10-year retention is handled without a second thought.
• By-laws and conditions to hand. Store your by-laws and any conditions in document storage, so you can check what is allowed before you decide.

Renovation checklist (for owners)

• Identify whether your work is cosmetic, minor or major
• Read your scheme’s by-laws for conditions or restrictions
• Give written notice with details and plans for minor or major works
• Get the right approval: none (cosmetic), ordinary resolution (minor), special resolution + by-law (major)
• For hard floors, check acoustic and underlay requirements
• Get approval and any conditions in writing before starting
• Keep your copy of the approval

This guide is general information for NSW strata owners and committees, not legal advice. Renovation categories and approvals are governed by the Strata Schemes Management Act 2015 (sections 109 and 110) and were affected by the 2025 strata reforms (the three-month minor-renovation rule and the 10-year record requirement); always confirm current requirements and your scheme’s by-laws with NSW Fair Trading (nsw.gov.au). OneStrata is record-keeping and management software for small to medium size strata schemes; it is not a licensed strata managing agent and never holds your funds.

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