Do I need permission to install insulation in my townhouse ceiling?

Strata LivingFAQsOwning in StrataLot vs Common Property

4 Dec

In this month’s Strata Q&A, we received a question from Miguel N, an owner living in a townhouse within a strata scheme in the ACT, who is unsure whether he needs owners corporation approval before installing insulation in his ceiling, or if he can arrange the work himself.

Q. Do I need permission to install insulation in my townhouse ceiling?

I live in a townhouse in the ACT, and I’m looking at installing insulation in my ceiling to improve energy efficiency and keep heating and cooling costs down. The ceiling space is above my unit, but I’m not sure whether it’s considered part of my property or common property. Before I go ahead and organise a contractor, do I need approval from the owners corporation, or can I just arrange the insulation myself?"

**A. Even though the insulation only affects your townhouse, you usually need approval first because the works involve common property.**

In the ACT, this issue is governed by the Unit Titles (Management) Act 2011 (ACT). In most townhouse and unit title schemes, the roof space and ceiling cavity are classed as common property, even though they sit directly above an individual unit. Because of this, owners generally cannot carry out works in the ceiling space without approval from the owners corporation.

Installing insulation usually involves accessing or altering common property elements, such as the roof space, ceiling structure, or shared fire and acoustic barriers. As a result, approval is typically required before any work starts, even if the insulation only benefits your own townhouse.

Before proceeding, you should:

Check the unit plan to confirm whether the ceiling and roof space are common property.
Submit a formal request to the owners corporation, usually via the executive committee or strata manager.
Provide details of the proposed works, including the type of insulation, installer, and whether access to common property is required.

The owners corporation will then advise what level of approval is needed. This may be a simple committee approval or, in some cases, a special resolution or by-law if the works permanently affect common property. They may also impose reasonable conditions, such as compliance with fire safety standards, building codes, and contractor insurance requirements.

In short, even though the insulation only affects your townhouse, you usually need approval first because the works involve common property. Getting consent up front helps avoid disputes, insurance issues, or being required to remove the insulation later.