Strata renovations rarely get held up by the work itself. They get held up by paperwork submitted in the wrong order, or a by-law that should have been drawn up months earlier. Knowing which category your renovation falls into, before you start, is what keeps it on track.
The three categories
Strata renovations generally fall into one of three categories, and each one carries a different approval process.
- Cosmetic: painting, minor patch work, hooks for paintings, replacing carpet or blinds. No approval needed.
- Minor: kitchen renovations, changing recessed light fittings, timber flooring, new windows, wiring or access points. Needs approval by ordinary resolution at a general meeting, usually with plans, timeframes, and trade licences and insurances supplied, and often a special by-law.
- Major: structural changes, floor plan changes, changes to plumbing, electrical or waterproofing. Needs a special by-law passed by special resolution.
Getting your documents in order
Before you submit anything to your owners corporation, have the following ready:
- Plans from a qualified architect, including a demolition and construction plan
- A dilapidation report
- An engineer’s report for any structural work
- Confirmation from council on whether your renovation needs their approval
- A Complying Development Certificate from a licensed certifier, if council approval isn’t required
- A special by-law drawn up by your solicitor, for minor or major renovations
Once your plans are approved, make sure the owners corporation formally affixes the common seal to them. For anything you’re unsure of, NSW Fair Trading or your solicitor can clarify where you stand.
