straita

Renovations

What is cosmetic work in strata?

Short answer

Cosmetic work is the lightest tier of strata renovation — changes inside your lot that don’t affect the structure, the external appearance, waterproofing or common property. In NSW this includes things like painting, filling holes, hanging pictures, installing handrails and minor fittings, and it generally needs no owners corporation approval. Once work goes beyond cosmetic — touching flooring, plumbing or a common-property wall — the approval rules start to apply.

What counts as cosmetic

Under the Strata Schemes Management Act 2015 (NSW), cosmetic work is a defined category (around section 109) that owners can do without approval. Typical examples include:

  • Painting internal walls
  • Filling holes and minor patching
  • Hanging pictures, mirrors or shelves on internal walls
  • Installing handrails, built-in wardrobes or minor fittings
  • Laying or replacing carpet

The common thread is that cosmetic work stays inside your lot and doesn’t reach the structure, the building’s external appearance, waterproofing or shared services. A scheme can add to the list of cosmetic work through its by-laws, so your building may allow more than the default — check your by-laws.

Where cosmetic work stops

The line matters because crossing it changes the rules entirely:

  • Swapping carpet for hard flooring is not cosmetic — it’s a minor renovation needing approval (around section 110).
  • Anything touching waterproofing or shared plumbing (a bathroom, for example) is generally a major renovation.
  • Work on a structural or external wall reaches common property and needs approval.

If a job sits right on the edge, treat it as needing approval and check rather than assume — reinstating unapproved work is far more costly than a quick confirmation.

Keeping the line clear for owners

A self-managed committee often fields “do I need approval for this?” questions from owners. A system such as Straita records the scheme’s by-laws — including any extra items the scheme has classified as cosmetic — and tracks any renovation request against the right tier, so the answer is consistent and the decision is documented rather than debated case by case.

Primary sources