How to Renovate my unit in Strata
What Every Owner Needs to Know (2026 Guide)
Renovating your apartment, townhouse or villa can improve your lifestyle and add value to your property—but living in a strata scheme means you cannot always renovate as if you owned a freestanding house.
The NSW strata laws continue to classify renovations into three categories: cosmetic work, minor renovations and major renovations, with each requiring a different level of approval. Recent reforms have also made it easier for owners to obtain decisions on minor renovation applications by introducing timeframes and requiring reasons for refusals. (NSW Government)
Before engaging a builder or ordering materials, it is essential to understand your obligations under the Strata Schemes Management Act 2015, the Strata Schemes Management Regulation, and your scheme’s registered by-laws.
Why Strata Renovations Are Different
When you purchase a lot in a strata scheme, you own your individual lot but share ownership of the building’s common property with every other owner.
Common property commonly includes:
- External walls
- Structural walls
- Roofs
- Foundations
- Windows (in many schemes)
- Waterproof membranes
- Balconies (depending on the strata plan)
- Services such as plumbing, drainage and electrical infrastructure
Because your renovation may affect common property or neighbouring owners, some works require approval before they can begin. (NSW Government)
The Three Types of Strata Renovations
1. Cosmetic Work – No Approval Required
Cosmetic work generally does not require approval from the Owners Corporation, provided it does not affect:
- Common property
- Structural elements
- Waterproofing
- Fire safety systems
- Building services
- External appearance
Examples include:
- Painting internal walls
- Installing picture hooks
- Installing blinds or curtains
- Replacing carpet with carpet
- Installing built-in wardrobes
- Filling small holes and cracks
- Installing internal handrails
Although approval is generally not required, owners remain responsible for any damage caused to common property during the work. Individual strata schemes may also have by-laws that impose additional requirements, so you should always check your registered by-laws before commencing work. (NSW Government)
2. Minor Renovations – Approval Required
Minor renovations involve more substantial work but generally do not alter the structural integrity of the building.
Common examples include:
- Kitchen renovations
- Installing hard flooring
- Replacing or installing air-conditioning
- Internal wall reconfiguration (where non-structural)
- Electrical rewiring
- Bathroom renovations that affect waterproofing
- Installing recessed lighting
These works generally require approval by the Owners Corporation (or the strata committee if the Owners Corporation has delegated that authority by registered by-law). (Jake McKinley)
What Should a Minor Renovation Application Include?
A well-prepared application is far more likely to receive prompt approval.
Owners should normally provide:
- Detailed plans
- Scope of works
- Product specifications
- Waterproofing details (where applicable)
- Acoustic information for flooring
- Contractor licences
- Public liability insurance
- Proposed work dates
- Site management arrangements
- Waste disposal arrangements
Providing complete information allows the Owners Corporation to assess the proposal without unnecessary delays. (Marrickville Legal Centre)
3. Major Renovations – Higher Level Approval
Major renovations involve significant changes to the building or common property.
Examples include:
- Structural alterations
- Removing load-bearing walls
- Altering balconies
- Enlarging windows or doors
- Enclosing balconies
- Changing the building façade
- Altering common property
- Extensive waterproofing affecting common property
These projects usually require:
- a special resolution of the Owners Corporation; and
- where common property rights are affected, a registered common property rights by-law allocating ongoing responsibility for the alteration. (Coleman Greig Lawyers)
Don’t Forget Other Approvals
Strata approval is only one part of the process.
Depending on your renovation, you may also require:
- Council approval
- Complying Development Certificate (CDC)
- Building approval
- Fire safety certification
- Waterproofing certification
- Licensed trades
Receiving strata approval does not remove the need to comply with planning, building or safety laws.
Hard Flooring Requires Special Care
One of the most common causes of neighbour disputes is replacing carpet with timber, hybrid or tiled flooring.
Most strata schemes require evidence that the proposed flooring satisfies acoustic performance standards before approval is granted.
Owners should never assume flooring can simply be installed because it is advertised as “strata approved.”
Always check:
- the by-laws;
- acoustic requirements;
- underlay specifications; and
- any engineer’s report required by your scheme. (Carpet Removal Sydney)
Common Renovation Mistakes
Many owners unintentionally breach strata legislation by:
- Starting work before approval is obtained.
- Assuming their contractor has organised approvals.
- Removing walls without confirming whether they are structural.
- Damaging waterproof membranes.
- Installing noisy flooring without acoustic certification.
- Forgetting to advise neighbours.
- Failing to use licensed contractors.
- Ignoring the building’s renovation by-laws.
These mistakes can result in costly rectification works, disputes and orders from the NSW Civil and Administrative Tribunal (NCAT).
The 2026 Reform – Faster Decisions
One of the most significant recent reforms is aimed at preventing owners from waiting indefinitely for a decision.
If an owner properly submits a minor renovation application, the Owners Corporation or strata committee generally has three months to provide a written decision.
If the application is refused:
- the refusal must be provided in writing; and
- reasons for the refusal must be given.
Where no written refusal is provided within the required timeframe, the legislation introduces a pathway for the renovation to be treated as approved, subject to the legislative requirements being met. This reform encourages timely decision-making and reduces unnecessary delays. (the1888.au)
Can the Owners Corporation Refuse My Renovation?
Yes—but any refusal should be reasonable and based on legitimate concerns such as:
- structural integrity;
- waterproofing;
- fire safety;
- acoustic performance;
- damage to common property;
- safety of residents; or
- non-compliance with legislation or by-laws.
Recent reforms promote greater transparency by requiring written reasons when qualifying minor renovation applications are refused.
How Strata Real Estate Services Can Help
At Strata Real Estate Services, we help owners and strata committees navigate renovation approvals efficiently while protecting the interests of the entire building.
We can assist with:
- Reviewing renovation applications.
- Advising on approval pathways.
- Preparing meeting motions.
- Drafting renovation conditions.
- Coordinating specialist reports.
- Managing contractor compliance.
- Registering renovation by-laws where required.
- Helping resolve renovation disputes before they escalate.
Our goal is to ensure renovations proceed smoothly while maintaining compliance with NSW strata legislation.
Your Strata, Our Expertise.
Key Takeaways
The 2026 NSW strata framework aims to strike a balance between allowing owners to improve their homes and protecting the interests of the Owners Corporation and neighbouring residents.
Before commencing any renovation:
- Determine whether the work is cosmetic, minor or major.
- Review your scheme’s registered by-laws.
- Obtain the necessary strata approvals before work begins.
- Use appropriately licensed and insured contractors.
- Remember that strata approval does not replace any council or building approval that may also be required.
- Take advantage of the clearer approval processes and decision timeframes introduced by the recent reforms.
Planning ahead and obtaining the correct approvals can save significant time, cost and stress, helping your renovation proceed smoothly while ensuring compliance with NSW strata legislation. (NSW Government)