Mr & Mrs Elias specialise in architectural apartment renovations across Sydney, delivering considered design and expertly managed construction.
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What apartment owners need to know before renovating
If you are planning an apartment renovation in Sydney, strata by-laws will play a central role in determining what work can be carried out and how quickly it can commence. Every strata scheme operates under its own rules, and understanding these early helps avoid delays, approval issues and unexpected costs.
Strata by-laws govern how apartment renovations are undertaken within a strata building. They protect common property, manage noise and access, define owner responsibilities and ensure works remain compliant with NSW regulations. As a result, even minor renovation work may require approval before construction begins.
This guide outlines how strata by-laws, Owners Corporation requirements and NSW approval pathways affect apartment renovations.
Understanding strata by-laws for renovations
The Owners Corporation represents all lot owners and is responsible for approving renovations within a strata scheme. Many apartment renovations, including those that appear cosmetic, can affect common property and therefore require strata approval.
Before starting any apartment renovation, obtain a copy of your building’s strata by-laws and renovation application documentation. These define:
- Whether the renovation is cosmetic, minor or major
- If a by-law must be drafted and registered
- The documentation required for approval
- Timeframes and conditions attached to the renovation
Approvals issued by the Owners Corporation often include conditions relating to:
- Approved work hours and noise controls
- Protection of common property
- Bonds or security deposits
- Ongoing maintenance responsibilities
These conditions ensure apartment renovations are compliant and considerate of neighbouring lots.
What is a strata by-law?
A strata by-law is a legally enforceable rule specific to a strata scheme. By-laws regulate behaviour, use of common property, and how renovations may be carried out.
Common areas governed by strata by-laws include:
- Renovations and alterations
- Noise levels
- Parking and access
- Pets
- Structural or acoustic changes
Where a renovation impacts common property, the Owners Corporation will require a new by-law to be drafted and approved. This by-law defines the scope of works, areas affected, responsibility for maintenance and compliance requirements.
A special resolution is required to approve a renovation by-law, meaning at least 75 percent of lot owners must vote in favour.
What is considered common property?
In most apartment buildings, common property includes:
- Structural walls, floors and ceilings
- Slabs, roofs and external walls
- Waterproofing systems
- Windows and façades
- Shared plumbing, electrical and ventilation services
- Building amenities such as foyers, driveways, pools and gyms
Items generally considered part of your lot include internal paint finishes, floor coverings you have installed, fixtures, appliances and non-structural internal walls.
Understanding the boundary between your lot and common property is essential when planning apartment renovations.
Why a by-law may be required
A by-law is required whenever a renovation alters common property or impacts structural, waterproofing or shared services.
This commonly applies to:
- Bathroom renovations
- Kitchen renovations involving plumbing changes
- Structural work
- Installing air conditioning
- Changing windows or external elements
- Drilling into concrete slabs
- Flooring changes affecting acoustics
The by-law formalises responsibility and protects the Owners Corporation.
Renovation categories in NSW
In NSW, apartment renovations fall into three categories:
- Cosmetic work: Approval generally not required. Examples include painting, picture hooks and internal patching.
- Minor renovations: Approval required via general resolution with a 50 percent majority. Examples include kitchen renovations, flooring installation and non-structural wall changes.
- Major renovations: Approval required via special resolution and a registered by-law. Examples include bathroom renovations, laundry renovations, waterproofing, structural work and projects requiring council approval.
Approval process for apartment renovations
While processes vary between buildings, approvals generally involve:
- Review of strata by-laws
- Submission of renovation documentation
- Strata committee review
- General or extraordinary general meetings
- Special resolution votes where required
- Registration of the by-law
- Final approval before works commence
If approval is refused unreasonably, owners may appeal to the NSW Civil and Administrative Tribunal.
Scope of works documentation
To support approvals, a detailed scope of works is prepared outlining licences, insurances, warranties, policies, procedures and renovation details. This documentation assists the Owners Corporation in assessing compliance and risk.
Learning more about strata renovations
Useful NSW resources include:
Apartment renovation specialists
We specialise in apartment renovations across Sydney, with extensive experience working within strata buildings, managing by-laws, Owners Corporation approvals and NSW compliance requirements. Our role is to ensure apartment renovations progress clearly, lawfully and with minimal disruption.
