Short answer
Whether you need approval depends on the type of work. NSW strata law sorts renovations into three tiers: cosmetic work (such as hanging pictures or minor fittings) generally needs no approval; minor renovations (such as replacing carpet with timber floors, or a kitchen renovation) need the owners corporation’s approval by ordinary resolution; and major work that is structural or changes common property needs a special resolution or a by-law. Getting the tier right before you start is what keeps you out of trouble.
The three renovation tiers
Under the Strata Schemes Management Act 2015 (NSW), the amount of approval you need scales with how far the work reaches beyond your own lot:
- Cosmetic work — painting, filling holes, hanging pictures, installing handrails or minor fittings inside your lot. This generally needs no approval (around section 109 of the Act).
- Minor renovations — a defined middle tier including removing carpet and laying timber or tile floors, kitchen renovations, changes to internal (non-structural) walls, and recessed light fittings. These generally need owners corporation approval by ordinary resolution at a general meeting (around section 110).
- Major renovations — anything structural, involving waterproofing, or changing the appearance or use of common property. This needs a special resolution or a by-law (around section 108 for common-property changes).
The exact section numbers are noted above as a guide; the important thing is the tier, so if you’re unsure which one your job falls into, check the current Act or ask before you start.
Who actually approves a minor renovation
Minor renovations technically need a vote of the owners corporation, but a scheme can pass a by-law delegating that approval to the committee, which makes the process much faster. Where that delegation exists, you submit a written request and the committee decides. If the committee doesn’t respond within the statutory window, the request can be treated as approved — but don’t rely on silence; get the decision recorded.
Why the classification matters
The risk isn’t the paperwork — it’s what happens without it. Work that turns out to affect common property or structure, done without the right approval, can have to be undone at your own cost, and hard-floor installs that generate noise can end up at NCAT with an order to reinstate carpet. Classifying the job correctly and getting the approval on record first is far cheaper than fixing it after.
Keeping the approval on record
A self-managed committee handles these renovation requests itself. A system such as Straita tracks each request against the right tier and the scheme’s by-laws, and records the decision — who applied, what was approved, and any conditions such as acoustic underlay — so the approval is documented and can’t be re-argued later.
Primary sources
- Strata Schemes Management Act 2015 (NSW) — cosmetic work, minor renovations and major renovation/common-property change provisions.
- NSW Government — Strata renovation rules (Fair Trading) — the three renovation categories and the approval each needs.