At a Glance
In NSW, strata renovations must comply with the Strata Schemes Management Act 2015, your scheme’s by-laws, and the 2025 reforms. Approval depends on whether the work is cosmetic (no Owners Corporation approval), minor (usually ordinary resolution, sometimes committee-delegated), or major (special resolution required and cannot be delegated). From 1 July 2025, where a by-law delegates minor renovation approvals to the Strata Committee, refusals must include written reasons and a decision may be deemed approved if no written refusal is issued within 3 months. Renovating without approval can lead to NCAT orders to remove works, restore common property, and pay costs.
Renovating your strata property in NSW is an exciting opportunity to modernise your space, increase property value and improve liveability.
However, unlike standalone houses, strata properties operate under a shared governance framework. This means renovation works must comply with the Strata Schemes Management Act 2015 (NSW) (the Act), your building’s registered by-laws, and recent reforms introduced under the Strata Schemes Legislation Amendment Act 2025 (NSW).
Why Renovate a Strata Property?
Strata renovations deliver more than aesthetic improvements:
- Increasing property value: Well-planned renovations enhance resale potential and market appeal.
- Improving liveability: Updated kitchens, bathrooms and layouts create a more comfortable home.
- Enhancing sustainability: Energy-efficient lighting, insulation and appliances reduce running costs and environmental impact. From 1 July 2025, by-laws that ban sustainability infrastructure (such as solar panels or EV charging) purely based on external appearance are prohibited unless the building is heritage-listed or in a heritage conservation area.
- Future-proofing your investment: Complying with current regulations protects your property and avoids disputes or costly rectification later.
Before engaging a contractor, it’s essential to understand how strata law classifies renovation work.
How Renovations Are Classified Under NSW Law
The Act divides renovation work into three categories:
- Cosmetic work (section 109)
- Minor renovations (section 110)
- Major renovations (sections 108 and 111)
The category determines what approval is required.
1. Cosmetic Work (Section 109)
Cosmetic work is superficial, non-structural work within your lot that does not affect common property.
No approval from the Owners Corporation is required under section 109. However, work must be carried out properly and any damage to common property must be repaired.
Examples of cosmetic work:
- Painting internal walls
- Filling minor holes or cracks
- Installing picture hooks or shelving
- Installing internal blinds or curtains
- Replacing carpet
- Installing built-in wardrobes
- Minor internal handrails
Important limitations:
Cosmetic work does not include:
- Structural changes
- Waterproofing
- Changes to the external appearance
- Plumbing or exhaust system alterations
- Work requiring approval under another Act
We recommend giving at least 14 days’ notice so we can inform residents if needed.
2. Minor Renovations (Section 110)
Minor renovations are more substantial than cosmetic work but do not involve structural changes, waterproofing, or alterations to the external appearance of the lot.
Under section 110, minor renovations require approval by ordinary resolution at a general meeting (more than 50% of votes cast in favour).
The Owners Corporation may delegate approval to the Strata Committee but only if a registered by-law authorises this.
Examples of minor renovations:
- installing or replacing wood or other hard floors
- Renovating a kitchen without plumbing or waterproofing changes
- Installing air conditioning (depending on visibility)
- Installing wiring, cabling, or power points
- Installing ceiling insulation
- Changes to non-structural internal walls
What minor renovations do NOT include:
- Structural changes
- Waterproofing work
- Plumbing or exhaust system changes
- Externally visible air conditioning units
- Work affecting fire safety systems
Application requirements:
Owners must provide:
- Details and plans
- Duration and work hours
- Contractor details
- Contractor insurance
- Rubbish management arrangements
Key Reform – Automatic Approval (from 1 July 2025)
If your building has a by-law delegating minor renovation approvals to the Strata Committee:
- The committee must provide written reasons if refusing.
- If no written refusal with reasons is issued within 3 months, the renovation is automatically approved.
- The Owners Corporation must retain records of approved minor renovations for 10 years.
3. Major Renovations (Sections 108 & 111)
Any work that does not fall under cosmetic or minor categories is classified as major.
Major renovations involve structural changes, waterproofing, plumbing, external appearance changes, or work requiring council approval.
These require a special resolution at a general meeting. This means no more than 25% of the value of votes cast can be against the motion.
Major renovations cannot be delegated to the Strata Committee.
Examples:
- Removing load-bearing walls
- Bathroom renovations involving waterproofing
- Plumbing alterations
- Replacing windows or balcony doors
- Externally visible air conditioning
- Works affecting fire systems
- Works requiring council development approval
Additional requirements may include:
- A registered common property rights by-law
- Engineer reports
- Compliance certificates (waterproofing, plumbing, electrical)
- At least 14 days’ written notice before works commence
The special resolution must also specify who is responsible for ongoing maintenance.
What Happens If You Renovate Without Approval?
Unauthorised works may result in orders from the NSW Civil and Administrative Tribunal (NCAT) under section 132 of the Act. This can require you to:
- Remove the works
- Restore common property
- Pay damages
- Bear all associated costs
Retrospective approval is not guaranteed.
How Long Does Strata Approval Take?
Timeframes vary depending on complexity:
Cosmetic work
No formal approval required. We recommend 14 days’ notice.
Minor renovations
- Typically 2–4 weeks if committee delegation exists.
- If a general meeting is required, timing depends on meeting schedules.
- Remember: if delegated and no refusal is issued within 3 months, approval is deemed granted.
Major renovations
- Typically 6–12+ weeks due to documentation, by-law drafting and special resolution requirements.
- The more complete your application, the faster the process.
Our Renovation Process at Jamesons
Step 1: Review Your Building’s By-Laws
Before starting, review your strata scheme’s by-laws to understand what’s allowed and what requires approval. You can access these via My Portal or by contacting our team to request a copy.
Step 2: Confirm your renovation category
If you are not sure, please reach out to your strata manager to check before commencing any planning.
Step 3: Submit your application
- Cosmetic: Submit notification form on this page.
- Minor: Submit renovation application for committee or general meeting approval.
- Major: Submit application. We will issue a professional service agreement within 48–72 hours and coordinate the required meeting and by-law registration.
Step 4: Approval and commencement
Once your notification is acknowledged (cosmetic) or formal approval is granted, your renovation is ready to proceed.
Step 5: Completion and compliance
Provide any required compliance certificates to your strata manager for record keeping.
Ready to Start Your Strata Renovation?
With the right planning and a clear understanding of your scheme’s obligations, renovating a strata property can be straightforward and rewarding.
We have been supporting strata communities for over 60 years. Our role is to ensure your renovation is compliant, properly approved, and professionally managed from start to finish.
Frequently Asked Questions
Have a question? You’re not alone. Here are the answers to some of the most common queries about the new strata law reforms taking affect from October 27.
What are the main compliance requirements for strata renovations in NSW?
Strata renovations in NSW are governed by the Strata Schemes Management Act 2015, which outlines what requires approval and how changes may impact common property. The key compliance requirements include:
- Understanding the classification of your renovation – Strata works are classified as cosmetic, minor, or major renovations, each with different approval processes.
- Obtaining the necessary approvals – Minor and major renovations require written approval from the strata committee or a vote at a general meeting.
- Respecting common property regulations – Any renovation that affects walls, floors, ceilings, plumbing, electrical systems, or external facades typically involves common property and requires owners corporation approval.
- Adhering to building and safety standards – Renovations must comply with NSW Building Codes, Australian Standards, and waterproofing regulations where applicable.
- Providing proper documentation – For major renovations, plans, engineering reports, and compliance certificates from licensed professionals may be required.
Before starting any work, always check your building’s by-laws to ensure compliance and avoid potential disputes.
Can I make structural changes to my strata apartment?
Yes, you can — but structural changes are classified as major renovations, which require a special resolution approved by the Owners Corporation.
Structural changes typically include:
- Removing or altering load-bearing walls
- Changing external doors, windows, or balconies
- Major plumbing or electrical modifications that affect common property
In addition to Owners Corporation approval, you may also need:
- A building engineer’s report
- Council approval (in some cases)
- Certificates of compliance for waterproofing, electrical, or plumbing work
Because approvals for structural changes can be complex and take time, it’s important to consult with your strata manager early in the process to ensure you understand the requirements.
What design trends are popular for strata properties in 2025?
Strata living in 2026 continues to focus on smarter use of space, sustainability, and creating refined, functional homes that feel both modern and practical. Popular renovation trends include:
- Smart, Multi-Functional Spaces – Flexible layouts, built-in joinery, concealed storage, and adaptable furniture that maximise usability in compact apartments.
- Sustainable & Energy-Efficient Upgrades – Solar integration, EV charging provisions, improved insulation, and energy-efficient appliances that reduce long-term running costs.
- Warm, Natural Finishes – Soft neutrals, textured surfaces, timber detailing, and stone elements that create calm, welcoming interiors.
- Integrated Smart Technology – App-controlled lighting, climate systems, security features, and energy monitoring that enhance both comfort and efficiency.
- Refined Kitchen & Bathroom Upgrades – Frameless showers, concealed cisterns, integrated appliances, and minimalist finishes that deliver a clean, contemporary look.
Upgrading your strata apartment to reflect these trends can enhance everyday living while also supporting long-term property value and appeal to future buyers or tenants.
How long does the strata approval process take?
The timeline depends on the type of renovation:
Cosmetic renovations – No formal approval needed, so you can usually start immediately after notifying the strata manager (if required).
Minor renovations – Typically take 2–4 weeks for Strata Committee review and approval.
Major renovations (structural changes) – Can take 6–12+ weeks, as they require:
- Submission of detailed documents
- Review by the Strata Committee
- A vote at a General Meeting (which may only occur quarterly or annually)
These timeframes are maximum estimates. In many cases, we’re able to assist in turning approvals around faster. The more information and supporting documents you provide upfront, the quicker and smoother the process will be.
Do I need approval for minor renovations?
Yes, minor renovations require written approval from either the Owners Corporation or the Strata Committee before work begins.
Common examples of minor renovations include:
- Installing hard flooring (due to potential noise impact)
- Renovating a kitchen or bathroom (if plumbing or waterproofing is affected)
- Installing air conditioning units
- Changing recessed lighting or adding new power outlets
When applying for approval, you’ll typically need to provide:
- A description of the proposed works
- Details of how common property may be affected
- Information about any licensed contractors involved
If you’re unsure whether your renovation is considered minor or major, it’s best to review your strata by-laws or speak with your strata manager to avoid compliance issues and potential delays.
Do Kitchen and Bathroom Renovations Require Strata Approval?
Yes, most kitchen and bathroom renovations in a strata property do require approval, particularly if plumbing, waterproofing, or tiling is involved.
Under NSW strata laws, these types of works are classified as either minor or major renovations, each with specific approval requirements. To ensure you’re compliant, always check your building’s by-laws first and consult with your strata manager before beginning any work.
How Much Notice Do You Need to Give Before Starting Renovations?
In NSW, you must provide written notice to your Owners Corporation before beginning any strata renovations that require approval.
Once your renovation proposal is submitted and approved, most strata schemes require at least 14 days’ notice before works commence. However, this can vary depending on your building’s by-laws, so it’s important to review your strata rules carefully to ensure compliance.
