Renovating an Apartment in NSW: Strata Rules, Costs & Tips
How apartment renovations work under NSW strata law — cosmetic, minor and major categories, owners-corporation approval, waterproofing and real 2026 costs.
Renovating an apartment in NSW comes down to which of three categories your work falls into under the Strata Schemes Management Act 2015: cosmetic (no approval needed), minor (owners-corporation approval) or major (a by-law passed by 75% of owners). Get the category right and the approval sorted first, and the rest of an apartment reno runs much like any other job — with a few extra rules around waterproofing, noise and protecting the unit below.
The three types of strata renovation
The law splits renovations into three buckets, each with its own approval path. Knowing which one you're in tells you what you can start tomorrow and what has to go to a meeting first.
| Renovation type | Approval under strata law | Typical 2026 cost |
|---|---|---|
| Cosmetic work | None needed (Section 109) — painting, filling holes, minor built-ins. | $3,000 – $20,000 |
| Minor renovation | Owners-corporation approval by ordinary resolution (Section 110) — kitchens, hard flooring, recessed lights. | $20,000 – $45,000 |
| Major renovation | A by-law passed by special resolution, 75% of owners (Section 111) — bathrooms, laundries, waterproofing, structural or external changes. | $25,000 – $60,000+ |
Every scheme has its own by-laws, so always check your strata plan — or let us check it for you as part of a fixed-price quote. Costs assume a standard one- or two-bedroom Northern Beaches unit.
Cosmetic work
Under Section 109, cosmetic jobs — painting, filling holes, installing hooks and blinds, minor built-in wardrobes — need no approval at all. You still have to make good any damage, but you don't need to ask anyone first.
Minor renovations
Section 110 covers minor renovations like a kitchen makeover, new hard flooring or changing recessed light fittings — work that doesn't touch waterproofing or structure. These need owners-corporation approval by an ordinary resolution (a simple majority), and many schemes have delegated that approval to the strata committee to speed things up.
Major renovations
Anything that affects waterproofing, structure, common property or the external appearance of the building falls under Section 111 — a major renovation. Because a bathroom or laundry reno almost always involves the waterproofing membrane, most wet-area jobs sit here and need a by-law passed by special resolution (75% of owners) before work can begin.
By-laws and owners-corporation approval
The paperwork is where most apartment renos stall. A major renovation needs a written proposal, scope, trade licences and insurances submitted to the owners corporation, then a vote at a general meeting. It sounds daunting, but it's routine when it's handled properly — our unit and apartment renovation team prepares the application, drafts the by-law with the strata manager and fronts the meeting questions so you're not chasing it yourself.
Renovating a unit or apartment?
Get a free, fixed-price quote — we handle the strata application, lift bookings and quiet-hours scheduling for you.
Waterproofing: the rule that protects the unit below
In an apartment, a failed shower doesn't just damage your floor — it runs straight into the ceiling of the unit below, and the bill lands on you. That's why waterproofing is treated so seriously under strata law and why we use certified, dual-layer waterproofing on every wet area, with the compliance certificate lodged as part of the job. It's the single most important detail in any apartment renovation.
Noise, lifts and common areas
Living above and beside your neighbours changes how a job runs day to day. A well-run apartment reno plans for all of it:
- Quiet hours. Most schemes restrict noisy work to weekday business hours — we schedule the loud trades accordingly so you stay on good terms with the building.
- Lift bookings. Materials and waste move through a shared lift; we book and pad it so nothing gets damaged or blocked.
- Common-area protection. Hallways, carpets and the foyer get covered and protected, and we make good anything we touch.
- Access and parking. Tight loading docks and visitor parking are planned before day one, not worked out on the spot.
The Reno Build way
We've renovated hundreds of units across Manly, Dee Why and Mona Vale since 2009, so strata is second nature to us. Every job is fixed-price with a signed completion date under our 21-day guarantee, and because our plumbers, waterproofers, tilers and cabinet makers are all in-house under one foreman, there's a single accountable team inside your building — not a rotating cast of sub-contractors. See how we handle strata-smart unit and apartment renovations.
Frequently asked questions
It depends on the work. Cosmetic jobs like painting and minor built-ins need no approval; a kitchen or new flooring is a minor renovation needing owners-corporation approval; and anything touching waterproofing, structure or external appearance is a major renovation that needs a by-law passed by 75% of owners.
They can't unreasonably refuse a minor renovation, and conditions must be reasonable. Major renovations are different — they rely on a special resolution by-law, so they genuinely can be voted down if owners aren't brought along early.
As the lot owner you carry the liability for damage caused by your renovation, which is exactly why certified waterproofing and a proper renovation by-law matter so much. A signed, compliant waterproofing certificate protects you and the owners below you.
Minor and major renovations usually need a resolution at a general meeting, so plan for several weeks — sometimes a couple of months — between applying and getting the go-ahead. Building it into your timeline up front avoids an expensive stall later.
Yes, but because a bathroom involves waterproofing and often common-property pipes, it's almost always a major renovation needing a by-law approved by special resolution. We prepare the application and handle the paperwork as part of the job.