Types of renovations in a strata bathroom
Before you renovate, start with what will be removed, retained and installed. Cosmetic changes differ from removing a shower and rebuilding its waterproof layers. The NSW Government’s category guidance distinguishes cosmetic, minor and major work. It excludes changes requiring waterproofing from the minor category.
Strata renovations require approval when they fall into the minor or major categories. Classify work involving concealed layers from its complete scope rather than the name of the new finish.
| Category | What to establish | Next discussion |
|---|---|---|
| Cosmetic work | Whether the change meets the narrow category conditions and leaves structure and waterproofing unaffected. | Check current scheme rules before relying on the label. |
| Minor renovation | The complete scope, including any effect beyond surface finishes. | Confirm who can decide the request and what information they need. |
| Major work | Whether waterproofing, structure, external appearance or another legal permission is involved. | Resolve the owners corporation decision and its conditions. |
This is an owner’s preparation table, not a ruling on a particular apartment. A quote called “tile replacement” can still involve removal beneath the visible finish. Ask the contractor to describe the layers and interfaces affected, not simply the new fitting you want.
When strata approval is required
Identify how the proposal may affect common property. Boundaries and maintenance responsibilities need to be checked against the strata plan and the strata scheme’s by-laws. Do not assume that everything inside individual lots belongs solely to that dwelling.
The official guidance explains that approval for major renovations needs a special resolution at a general meeting. The decision must address ongoing maintenance responsibility for shared elements. Ask whether a common property rights by-law or another rule change is needed. Have the appropriate adviser resolve that question before the construction documents are finalised.
What to give the strata manager
Prepare a clear submission rather than a collection of inspiration images. Useful documents include a written scope, existing and proposed drawings, contractor details, proposed dates, access arrangements and a waste plan. Identify structural changes or service interfaces for assessment; a homeowner’s sketch should not be treated as technical confirmation.
- Mark what stays and what changes, including surfaces beneath the tiles.
- List the tradespeople and the licence details the scheme requests.
- Describe protection of lifts and corridors, including how damage to common property will be addressed.
- Record questions about responsibility for future repairs.
Ask the strata committee which specific requirements apply. Some records are useful preparation; others may be required by the category, the scheme or a separate building pathway. Keep the current document version identifiable so quotations and the request refer to the same proposal.
Following the approval process
- Describe the proposed works and identify unresolved technical questions.
- Read the current scheme rules and confirm the decision authority.
- Submit the requested documents and answer any follow-up questions.
- Keep the written approval, attached scope and conditions together.
- Confirm that the construction plan addresses those conditions before work starts.
A conversation about the idea is not approval to renovate the final scope. If the alteration changes after the decision, ask whether it needs to be reconsidered. Retain the approval records and avoid ordering work around an assumed meeting outcome or a promised response period.
Do you need council approval as well?
Ask this separately from the scheme submission. Planning consent, building certification and scheme permission answer different questions. Give the council or a private certifier the property details and full scope, including structural work or changed services. Keep the response with the documents so permission from one party is not mistaken for clearance from everyone.
Starting a renovation without approval
The official renovation rules warn that failing to obtain approval can result in having to pay to restore the property. Resolve uncertainty before intrusive work. If work has already begun, stop making assumptions about a later decision and seek advice from the scheme and appropriate legal advice where needed.
Questions a lot owner should ask
Does replacing tiles always count as a minor strata renovation?
No. The room name or a short description of the finish does not settle the category. Removing surfaces may disturb waterproofing or other shared elements. Describe the full scope and have the scheme confirm the applicable permission before proceeding.
Is waterproofing a major renovation in NSW strata?
Yes. Current government guidance places changes requiring waterproofing in the major category. Check the scheme’s rules, decision and conditions for your proposed work rather than assuming a committee discussion is sufficient.
Does strata permission replace council consent?
No. The scheme’s decision and the planning or building requirements are separate checks. Ask the appropriate authority or registered certifier what applies to the property and proposal.
What should I ask the scheme before requesting quotes?
Ask for current rules, the decision authority, the submission requirements and responsibilities for shared elements. Find out about access, working hours, waste and resident communication so the proposed scope can address them.
The current government rules support the category and permission answers above. They should be read alongside your scheme’s documents.
Discuss your bathroom renovation scope
Bring the property details, proposed changes and any scheme conditions to a discussion about bathroom renovations. Keep technical design, required permissions and the priced scope aligned. For concealed layers, use the separate waterproofing owner questions.