Do I Need Strata Approval In Sydney?

Do I Need Strata Approval For Renovation Works In NSW? (2026 Updated Guide)

If you live in a strata property in NSW and are planning renovation works, you may require written approval from the Owners Corporation before starting.

Under the Strata Schemes Management Act 2015 (NSW), renovations are classified into three categories:

– Cosmetic Work
– Minor Renovations
– Major Renovations

Understanding the difference is critical — particularly for flooring, waterproofing, structural works and noise-generating services.

This guide explains what requires approval and why.

What Types Of Works Commonly Trigger Approval?

Approval may be required for services such as:

– Carpet Removal
– Flooring Removal & Installation
– Microcement
– Waterproofing
– Floor Levelling
– Concrete Grinding & Polishing
– Metallic Epoxy Coatings
– Shot Blasting & Scarifying
– Remedial Repairs / Concrete Cancer
– Underfloor Heating Systems
– Popcorn Ceiling Removal
– Air Conditioning Installations

Strata laws have become stricter in recent years, especially regarding:

– Acoustic compliance
– Waterproofing compliance
– Structural integrity
– Silica dust (WHS regulations)
– Insurance liability

Cosmetic Work (No Approval Required – In Most Cases)

Cosmetic work generally does not require strata approval, provided it does NOT:

– Impact waterproofing
– Modify common property
– Affect structural elements
– Increase acoustic transmission
– Change the external appearance of the building

Examples of cosmetic work include:

– Installing or replacing hooks, nails or screws
– Installing or replacing internal handrails
– Painting internal walls
– Installing blinds or curtains
– Filling minor holes or cracks
– Replacing carpet with carpet
– Installing built-in wardrobes

Important:

Replacing carpet with hard flooring is NOT cosmetic.

Individual strata schemes may also pass by-laws that expand or restrict what is considered cosmetic.

Always check your scheme’s registered by-laws first.

Minor Renovations (Approval Usually Required)

Most internal renovation and flooring works fall into this category.

Minor renovations require approval by:

– Ordinary resolution (majority vote), OR
– Strata committee (if authority has been delegated by by-law)

Examples include:

– Carpet removal (especially when exposing the slab or replacing it with hard flooring)
– Installing timber, hybrid, vinyl or tiled flooring
– Concrete grinding or polishing
– Floor levelling
– Microcement installation
– Metallic epoxy coatings
– Shot blasting or scarifying
– Installing underfloor heating
– Kitchen renovations (non-structural)
– Electrical upgrades
– Internal non-load-bearing wall adjustments

Minor renovations cannot involve:

– Structural slab alterations
– Waterproofing modifications
– External appearance changes

If waterproofing is affected, the works are typically classified as Major Renovations.

Major Renovations (Special Resolution – 75% Approval Required)

Major renovations require a special resolution at a general meeting.

This means no more than 25% of votes (based on unit entitlement) can be against the motion.

Examples include:

– Structural wall removal
– Concrete slab alterations
– Bathroom, balcony or laundry waterproofing
– Modifying common property
– Balcony resurfacing
– Remedial structural repairs
– Works requiring council approval

The strata committee cannot approve major renovations alone.

Notice Requirements (Minimum 14 Days)

If your work involves:

– Changing floor coverings
– Carpet removal, exposing the slab
– Concrete grinding
– Structural modifications
– Waterproofing
– Ceiling alterations
– Air-conditioning penetrations

You must give at least 14 days’ written notice before work commences.

Your notice should include:

– Detailed scope of works
– Product specifications
– Dates and working hours
– Contractor details
– Certificate of Currency (Public Liability)
– Licence details (if applicable)

Flooring, Carpet Removal & Noise Transmission Rules

Noise transmission is one of the most common strata disputes.

Hard flooring installation after carpet removal often triggers acoustic compliance requirements.

Strata by-laws typically require:

– Acoustic underlay meeting specific ratings
– Compliance documentation
– Prevention of unreasonable noise transfer

Important:

If flooring causes disturbance, NCAT may order the flooring to be removed — even if it was installed without prior objection.

Using certified acoustic systems significantly reduces risk.

Silica Dust & WHS Compliance (Critical For 2026)

Concrete grinding, scarifying, shot blasting, and some carpet removal processes can generate respirable crystalline silica.

Under NSW WHS regulations:

– Silica dust must be controlled
– HEPA dust extraction systems must be used
– Workers must follow Safe Work Method Statements
– Appropriate PPE must be worn

Failure to comply may expose both the contractor and the Owners Corporation to liability.

Common Property & By-Laws

If works affect common property (for example, attaching equipment to an external wall), a Common Property Rights By-Law may be required.

This by-law determines:

– Maintenance responsibility
– Liability allocation
– Ongoing repair obligations

All by-laws must be registered with NSW Land Registry Services.

Insurance & Licensing Requirements

For strata projects, contractors should provide:

– Public Liability Insurance
– Workers Compensation Insurance
– Relevant trade licence (where required)
– Waterproofing licence (for wet areas)

Many strata managers will not allow access without this documentation.

Breaches Of By-Laws

If a by-law is breached, the Owners Corporation may:

1) Issue a warning
2) Serve a Notice to Comply
3) Seek mediation via NSW Fair Trading
4) Apply to NCAT

Potential fines include:

Up to $1,100 for a breach
Up to $2,200 for repeat breaches
Up to $5,500 for failing to comply with Tribunal orders

Responsibility For Repairs

Generally:

Owners Corporation is responsible for:

– Structural slabs
– Roofs
– Boundary walls
– Balcony structure
– Common property carpets
– External windows and doors
– Plumbing within boundary walls

Lot Owners are responsible for:

– Internal walls
– Internal finishes
– Carpet and flooring within the lot
– Fixtures
– The modifications they have made

Always confirm with your strata plan and registered by-laws.

Why This Matters

Many owners assume internal works don’t require approval.

In strata buildings, this assumption is often incorrect.

Services such as:

– Carpet Removal
– Concrete Grinding
– Waterproofing
– Microcement
– Epoxy Coatings
– Hard Flooring Installation
– Underfloor Heating

Almost always require some level of written approval.

Obtaining approval protects you from:

– Removal orders
– Fines
– Insurance disputes
– Legal costs
– Neighbour complaints

Our Experience With Strata Buildings

We regularly work within strata environments across Sydney and assist by providing:

– Certificate of Currency
– Detailed scopes of works
– Acoustic awareness
– Silica-controlled dust systems
– Lift and common property protection

Compliance documentation

We coordinate directly with strata managers where required.

Strata Disputes

Issues between strata owners or residents can happen from time to time. They can also happen between owners/residents and the owner’s corporation.

If you are not able to resolve issues, there are steps you can follow:
1) Talk About It
2) Speak to the owner’s corporation
3) Use Fair Trading’s mediation service
4) Go to the NSW Civil and Administrative Tribunal