Do You Need Strata Approval for Your Renovation?

If you’re considering renovating your strata property, you may wonder, “Do I need strata approval for renovations?.” 

Renovating is one way to make your unit or apartment look and feel truly your own. However, living within a strata complex means you may only be able to renovate with strata approval.

Understanding strata by-laws for renovations before carrying out any upgrades to your property will help you avoid any disputes or penalties.

Flex Insurance is here to help you understand strata renovation rules including the steps needed for obtaining approval.

What Requires Strata Approval?

There are generally two main types of strata renovations: cosmetic renovations and structural renovations. Not all of these will require strata approval.

Cosmetic renovations

Painting walls and ceilings, replacing fittings and fixtures, installing handrails, adding new carpet, replacing curtains and blinds, adding kitchen and bathroom splashbacks, filling minor cracks in walls, replacing wardrobes, etc.

Cosmetic changes to a strata property don’t usually require approval from the owners corporation. However, it’s best practice to inform the strata committee of any changes you plan to make. 

Structural renovations

Removing walls, changing the floorplan, changing the size of windows and doors, replacing hinged doors, replacing plumbing or electrical wiring, waterproofing, and making any changes to the load-bearing elements of a property.

Since a structural renovation requires a more significant change, it will need strata approval for renovation.

Strata by-laws for renovations vary depending on your complex. While some complexes have stricter rules, others may allow more flexibility for certain updates. Always review your strata scheme’s by-laws or consult the strata committee prior to making any changes to your property.

The Approval Process

Steps to Request Approval

The process for obtaining strata improvement permissions is straightforward. 

1. Review Strata By-Laws and Regulations

Each strata complex has its own set of by-laws and guidelines. Be sure to check the type of renovations you’re planning against these rules before carrying out any work. It’s advised to contact your strata manager or a legal professional to understand what is possible.

2. Submit an Application to the Strata Committee

Submit your proposed plan to the strata committee via your strata manager. In your application, you should include all the details of your renovation project including plans, drawings, and reasons for undertaking. 

3. Prepare Supporting Documents

The owners corporation will likely have questions regarding your renovation, so prepare for this by collating all your supporting documents including plans, blueprints, contractor details, and estimated timelines. 

4. Await Approval

You can commence renovation work once you have been granted approval.

Documentation and Templates

Submitting a clear and detailed letter is essential for strata renovation approval. To help guide you, here are the things that should be included in a letter to strata for renovations:

Description of the Proposed Changes

Provide a detailed explanation of the renovations you’re planning including specifics such as the areas to be renovated, the type of work being undertaken (e.g. painting, installing new carpet, etc.), and the estimated duration of the renovation.

How the Renovations Comply with By-Laws

Include how your renovation complies with the strata by-laws and highlight your understanding of compliant measures such as working only within approved hours, using a licensed contractor, and ensuring there will be no impact on the structural integrity or safety of the common property. 

Attached Supporting Documents

Attach all relevant documents to support your request, including the contractor details and building plans and blueprints.

Timeframes and Challenges

Strata renovation approval times may vary depending on the type of renovation you want to do. You may need to wait for a strata meeting to be held for the owners to vote for approval. Strata schemes must hold at least one meeting per year, though some may choose to hold more. 

Delays may arise due to insufficient documentation, infrequent committee meetings, or disputes among owners about the renovation. Securing a unanimous vote for approval can be a challenge, particularly in larger strata complexes. 

In addition to approval timeframes, you need to account for the duration of the renovation itself. While cosmetic changes may only take a few days, major renovations may take weeks to complete. 

To improve your chances of renovation approval and to streamline the process, ensure your application is thorough and that you maintain regular open communication with the strata committee. 

State Specific Variations

Strata renovation rules and processes vary by state. Here’s a brief overview of strata renovation rules in key states:

• NSW: Strata laws in NSW require prior approval for structural changes, typically requiring a special resolution passed at a general meeting. 
• QLD: Renovations are governed by the Body Corporate and Community Management Act. QLD strata laws state that a motion must be passed at the general meeting to approve structural renovations. 
• VIC: Renovations must comply with the Owners Corporations Act 2006 as outlined in the VIC strata laws. A formal request must be submitted and attendance to the general meeting is required for the approval of structural renovations.
• SA and WA: In SA, strata renovations are governed by the Strata Titles Act 1988 and the Community Titles Act 1996. As per SA Strata laws, cosmetic upgrades don’t require approval unless they affect common property. Owners must submit supporting documents and relevant council permits with their application. Similarly, WA strata laws only require approval for structural renovations. 

Consequences of Not Obtaining Approval

Failure to obtain approval for strata renovations can breach the by-laws of your strata scheme. This may result in:

Financial penalties: The owners corporation may impose fines and even legal action. 

Reversal of renovations: Any changes made without prior approval may need to be reversed to its original condition. 

Strata disputes: Potential disputes with the strata committee and other lot owners may arise, leading to legal issues. 

Adhering to strata renovation rules will protect owners from costly consequences. Even for minor renovations, it’s best to first seek approval to avoid potential disputes and to maintain good standing with the strata committee. 

Impacts on Insurance

Major or structural renovations could have significant implications for the strata insurance policy. When modifications alter the structure or value of the property, the insurance coverage may need to be reassessed to ensure adequate protection.

In particular, Policy 9 "Lot Owners Fixtures and Fittings" is an optional coverage that can help cover any shortfall between a building’s estimated replacement cost and its actual replacement cost. This is particularly relevant when renovations or improvements made by the property owner are not accounted for in the strata scheme’s policy, leaving gaps in coverage. Property owners should consult their insurance provider and strata manager to ensure their renovations do not inadvertently impact their coverage or expose them to financial risks.

Tips for Owners Planning Renovations

Preparing a Strong Case

A strong proposal will streamline the renovation approval process, increasing the likelihood of a successful outcome.

1. Gather detailed plans and consult professionals

Include clear and detailed plans for the proposed renovations and consult with licensed professionals to ensure the renovations meet building codes. 

2. Align renovations with strata by-laws

Demonstrate how your renovations align with strata by-laws and highlight any ways in which the changes will benefit the property, e.g. enhancing aesthetics, improving functionality, or increasing property value. 

3. Provide supporting documentation

Support your application with relevant documents like the contractor’s qualifications, permits, project timelines, and insurance details to show that the renovation will be carried out safely and professionally. 

Best Practices for Compliance

Having a clear understanding of your strata by-laws and state regulations is crucial in ensuring strata renovation compliance. 

Engaging with professionals like building contractors and strata managers can provide invaluable guidance throughout the process. They will clarify approval requirements and ensure the renovation complies with strata and state regulations–helping you to avoid any costly setbacks. 

Seek Expert Advice 

Renovating a strata property is a great way to personalise your space and improve its aesthetic and functionality. However, it’s important to remember that you aren’t the only occupant in the complex. Any changes made, big or small, can impact others in your community. That’s why it’s essential to review your strata by-laws and state-specific regulations and seek advice from professionals. 

Contact Flex Insurance today for tailored insurance solutions.