Minor Renovations in Strata Properties: What Owners Must Know

Owning an apartment comes along with some eccentricities you do not necessarily have to deal with if you have a house. You must have learned this by now, given the walls are thinner and you share the lift with people you'd rather avoid, but here is the biggest bomb: you cannot renovate at any time it sees fit.

You're paying the mortgage, and you're on the title, so why shouldn't you be able to install air conditioning or replace those gross carpets the previous owner left behind? Makes sense on the surface. But strata properties work differently, and plenty of owners learn this the hard way.

The approval process exists for actual reasons, not to make you angry. It protects everyone's investment and stops your neighbour from doing something stupid that damages the whole building.

Once you understand what counts as minor work and how to get it approved properly, the whole thing becomes way less frustrating. Skip the process though, and you might end up ripping out brand new work because the committee says you never got permission.

What Actually Qualifies as Minor Work?

This is where things get tricky because there's no straightforward answer. In general terms, minor renovations are changes inside your apartment that don't touch structural elements, won't show from outside, and could be undone if someone really wanted to. Painting walls, new flooring, some shelving, swapping out old appliances. Pretty standard stuff.

But each building's bylaws are different. What's fine in your friend's apartment across town might need full committee approval. Some schemes spell everything out clearly with detailed lists. Others use vague wording from 1985 that nobody's bothered updating, leaving the committee to interpret things however they feel like.

I've seen buildings where replacing a toilet needs approval. Others where you can basically do whatever you want as long as neighbours can't see it from outside. The variation is wild.

Your building's bylaws are the only thing that actually matters here, not general principles or what worked for someone else. Before spending money on anything, check what your specific bylaws say. Still unclear? Email your strata manager and ask directly. Waiting a few days for clarification beats discovering six months later that you should have asked permission first.

Passing Through the Approval Process

You’ve worked out what you want to do. Now, you need to seek approval. Most buildings will need a letter of request to the strata committee, including details of what needs to be done and who will do the work, and often a copy of specifications or quotes.

This process is carried out by the committee through their meetings that are conducted on a monthly and quarterly basis depending on the buildings. So yeah, waiting time is something that you have to consider. They just want to make sure that your plans comply with the by-laws, that they won’t affect common property, and that they won’t cause problems for other residents.

After they approve it, you’ll receive confirmation in writing showing the terms and conditions. They may need evidence of the contractor’s insurance. Perhaps they require the common areas to be cleaned every day, amongst other things, and you must comply with what they require.

Here's what gets people in trouble constantly. Someone on the committee, maybe even the chair, tells you casually that your renovation sounds fine. You take that as approval and start work. Huge mistake. Verbal approval means nothing. Get it in writing, or don't start.

Some owners figure they'll just do small jobs without asking and hope nobody notices. Maybe you get away with it short term, but it can blow up years later during a sale or when the committee finds out and demands you reverse everything. Not worth the risk.

The Air Conditioning Situation

This comes up all the time. It's probably the most common renovation request in apartment buildings, and it causes more disputes than anything else I've seen.

Everyone wants to stay cool in summer, fair enough. But installing air conditioning in a strata building isn't like doing it in a house. The outdoor unit has to go somewhere. It makes noise. Water drips out of it. It changes how the building appears, which owners and corporations care about quite a bit.

Plenty of buildings have specific rules about air conditioner placement. Some want all units matching in colour. Others designate exact spots where they're allowed. Some ban certain types entirely because they're too noisy or affect the building's appearance.

Your application for air conditioning in strata buildings needs to cover all these bases. What model are you installing? Where's the indoor unit going, and where's the outdoor compressor going? How are you handling the condensation? What's the noise rating? Who's installing it, and what are their qualifications?

The committee needs this information to make a decision. Leave stuff out, and they'll either knock it back or ask for more details, which just delays everything. Show them you've thought it through properly, and your chances of quick approval improve significantly.

Worth noting, some buildings have had bad experiences with poorly installed air conditioners damaging common property or causing disputes between neighbours. That's why committees can be particular about approving these. They're not being difficult for fun; they're trying to avoid problems they've seen before.

Your Building's By-Laws Matter

Every strata scheme has bylaws registered with the title. They got created when the building was subdivided, though they can change if enough owners vote for amendments. These are basically the rules for living in your building.

By-laws cover plenty of stuff. Pets, noise, parking, balcony use, and common area rules. For renovations, you need the sections about alterations and improvements. Those bits explain what needs approval, how to apply, and what's banned outright.

You should have received a copy when you bought the apartment. Lost it? Ask your strata manager for the current version. And actually read the thing; don't just skim. Important details about procedures and requirements get buried in boring language.

Some bylaws are written pretty clearly. Others sound like they were drafted by lawyers who get paid by the word. If something genuinely doesn't make sense after reading it twice, ask your strata manager to explain rather than guessing.

Pay attention to procedural requirements too. How do you apply? What timeframe does the committee have to respond? What insurance do contractors need? What are the rules about working hours and protecting common areas? Owners get in trouble as often for ignoring procedures as they do for doing banned work.

Licensed Contractors Are Non-Negotiable

The committee will require licensed, insured contractors. This isn't optional, and it's not bureaucracy for the sake of it.

What happens if an unlicensed electrician stuffs up your wiring and causes a fire? Who's liable when a dodgy plumber floods your bathroom and water damages three apartments below?

Someone working without proper registration and insurance leaves you completely exposed.

Licensed tradies are accountable to regulatory bodies. They carry insurance covering damage and injuries. They're supposed to know current building codes. If they mess something up, there's actual recourse available.

Check licences are current before hiring anyone. Ask for proof of insurance. Also worth finding out if they've done work in strata buildings before, because apartment work has quirks that don't exist with houses. Access restrictions, noise rules, and requirements about protecting common areas and cleaning up daily.

The cheapest quote isn't always the best option. Sometimes cheap means someone's cutting corners on materials. Or they don't fully understand strata requirements. Or they've underbid and will rush the job to make it worthwhile. You want quality work from someone who'll operate within your building's rules.

Why You Should Talk to Neighbours

You don't legally need permission from neighbours to renovate. The strata committee's approval is what counts. But giving nearby residents a heads up makes everything go smoother.

Renovation is noisy. There is dust created. There is also interference with elevators and corridors. Whether or not you are replacing flooring, there will be several days' worth of continuous pounding and sawing. Putting in air conditioning means punching holes in walls. People are more tolerable when they are aware of when things are going to happen.

A brief chat in the hall or a note slipped under the door is sufficient. Be blunt about the problem, but do not sugarcoat it. Most individuals will be reasonable about a problem with a temporary inconvenience if you're upfront with them.

And if your project requires closing public areas temporarily or if lifts will be extensively used for lifting materials, arrange with your strata manager. Your strata manager can alert all persons who may be affected, not only those living immediately besides you.

Creating goodwill among neighbours is also useful during projects if small problems come up. Perhaps your contractor inadvertently parks in front of someone’s car, or you go a little over time one day.

If you’ve been good about communicating and showing respect, they may be willing to let small problems pass instead of contacting the strata manager right away.

Mistakes That Keep Happening

Starting work without written approval is the big one. People assume minor work doesn't need approval. Or they trust a verbal okay from someone on the committee. Both assumptions can cost you serious money when the committee decides later that work wasn't authorised and needs removing.

Using unlicensed contractors to save a few hundred bucks backfires constantly. Beyond quality and safety issues, committees can force you to rip out work done by unlicensed people and pay licensed tradies to redo it properly. Your savings disappear fast when you're paying for the job twice.

Forgetting you might need council permits in addition to strata approval catches people too. Strata approval means your owners corporation okayed the work. Council permits are separate. Your contractor should know about council requirements, but it's ultimately your responsibility to check.

Ignoring conditions attached to approvals causes headaches. Getting approval doesn't give you free rein to do the work however you want. If they said weekdays 8am to 5pm only, don't have tradies there at 7am Saturday. If they required daily cleanup, make sure it happens. Breaching approval conditions can mean work stoppages and fines.

Not checking what's behind walls before drilling or cutting is dangerous. Hit a water pipe or electrical cable and you're dealing with emergency repairs, damage to multiple apartments, and a furious owners corporation. Licensed contractors should check this stuff, but it's worth raising it explicitly to make sure they plan to.

Keep All Your Documentation

After work finishes, organise the paperwork properly and store it somewhere safe. You need the strata committee approval, contractor quotes and invoices, receipts for materials, warranties on anything installed, and photos of finished work.

This documentation protects you if questions come up later about approval or work quality. It's also valuable when you sell. Buyers and conveyancers will ask about renovations. Having a complete file showing everything was done properly speeds up the sale and can justify higher prices.

Don't assume your strata manager keeps copies in building files. Maybe they do, maybe files get lost when managers change, maybe records from ten years ago aren't accessible anymore. Keep your own copies, both physical and digital.

If your renovation involved anything future owners or future work needs to know about, like upgraded electrical circuits or modified plumbing, document it clearly. Someone renovating your apartment years from now will appreciate knowing what's behind the walls and under the floors.

Think About Whether It's Worth It

Not every allowed renovation makes financial sense. Before spending serious money, think about whether it genuinely improves your life or adds value.

Some upgrades have solid returns. Air conditioning, decent flooring, modern kitchens and bathrooms. These things are expected in apartments and usually boost sale prices or rental income.

Other renovations are personal preferences. That bold feature wall you love might put off buyers. Knocking down walls for an open plan might suit you but reduce bedroom count, which affects property value.

How long are you staying? Moving within a year or two means expensive renovations probably won't pay off. Staying five or ten years makes investing in comfort improvements more sensible even if financial returns are unclear.

Check recent sales of similar apartments in your building. Compare renovated versus original condition. That shows whether upgrades actually translate to higher prices in your specific building and area, not just in theory.

Making It Work in Strata

Strata living means accepting you can't do whatever you want with your property. The approvals, the restrictions, considering other residents. Yeah, it's more hassle than a standalone house where you just get things done.

But the systems exist for good reasons. They protect everyone's property values, keep buildings safe, maintain some consistency, and stop one person's choices from creating problems for everyone else.

Most committees are fellow owners who understand wanting to improve your home. They're not trying to make things difficult. They just have legal responsibilities to the whole owners' corporation that they need to balance against individual requests.

Be realistic about timelines and requirements. Put together thorough applications addressing potential concerns upfront. Hire contractors who know strata work. Tell neighbours what's happening. Follow whatever conditions get attached to your approval.

More steps than a house, sure. But perfectly manageable once you know what's needed and why. Most reasonable requests get approved without drama if you do the homework and follow procedures properly.