Minor vs Major Renovations: What’s the Difference in Strataland?
If you own a strata property, you’ve probably thought, “Hmm, I’ll just freshen things up a bit.” But in strata, “freshening up” can mean anything from a lick of paint to a full-blown, dust-everywhere, jackhammers at 50 paces, council-approval required makeover. The trick is knowing whether your project is either cosmetic, minor, or major because the rules (and the paperwork) ins Strataland are very different.
Why It Matters
In a house, you can usually renovate without asking anyone unless your neighbour objects to your new pink roof. In Strataland, you’re sharing walls, floors, ceilings, and common property, so the Owners Corporation/Body Corporate gets a say. And if you skip the process? You might be ordered to rip out your brand-new kitchen faster than you can say “wasted money.”
The Big Picture: Legislation Across Australia
Every state and territory has its own strata legislation, but the general idea is the same:
Cosmetic works superficial, no-approval-needed sprucing up.
Minor renovations low-impact, cosmetic-plus, minimal structural change.
Major renovations structural, noisy, risky, or likely to affect common property.
Relevant laws include (but aren’t limited to):
The approval process and definitions vary slightly, but the categories below apply almost everywhere.
Cosmetic Works – The “No Approval Needed” Zone
Cosmetic works are the simple, surface-level changes that don’t affect structure, waterproofing, or common property. The magic words: no approval needed (in most states and territories) but always double-check your by-laws because some schemes like to be… overprotective.
Examples:
Hanging pictures or mirrors.
Repainting internal walls in your lot.
Replacing internal light globes.
Laying down rugs or mats.
Installing or replacing hooks, nails, or screws for shelves.
Adding removable furniture or décor items.
Putting in a handrail on internal stairs.
Replacing curtains or blinds (when they’re internal and don’t change external appearance).
These are the quick wins that make your home feel new without triggering the by-law marathon.
Minor Renovations - The “We’d Better Let You Know” Bit!
Think: changes that are mostly aesthetic and won’t affect the building’s structure or shared systems. Usually, these:
Can be approved by the Owners Corporation/Body Corporate via a committee or a simple resolution (if this has been delegated to the committee via the by-laws or rules).
May require a written notice, but not a special resolution.
Can be passed with an ordinary resolution at a General Meeting.
Examples:
Installing or replacing carpet, tiles, or floating floorboards (though in some states, flooring changes need extra soundproofing approvals).
Adding or replacing kitchen cupboards (without altering plumbing or works to structural walls).
Replacing bathroom fixtures like taps, showerheads, sinks, vanities or cupboards (no moving pipes).
Installing blinds, shutters, curtains, or internal window coverings.
Adding built-in shelves or wardrobes.
Replacing light fittings (provided wiring is not altered significantly).
Major Renovations -”The Permission Mission!”
These are bigger, riskier, or messier jobs that:
May affect the building’s structure, safety, or appearance and the common property.
Most always need a special resolution passed by the scheme (more than 75% approval by Unit Entitlement) and sometimes by-law changes for ongoing maintenance and responsibility.
Will need professional guidance for the approval process and to ensure compliance with the law.
Examples:
Removing or altering load-bearing walls.
Relocating bathrooms or kitchens (moving plumbing or shared drainage).
Replacing windows or balcony doors.
Changing the waterproofing in bathrooms, kitchens, or laundries.
Installing air-conditioning units that penetrate external walls.
Altering balconies, pergolas, or adding other external structures.
Changing the appearance of external walls (e.g., different cladding or render).
Adding awnings or skylights.
Pitfalls of Skipping the Process
If you’re tempted to “just do it and ask later,” here’s what could happen:
Orders to undo the work Yes, even if it cost $100,000.
Court or Tribunal Penalties Depending on your state or territory, these can run into thousands.
Neighbour disputes Nothing sours the hallway “hello” faster than a renovation complaint.
Insurance issues Unapproved works can affect the building’s cover if damage occurs.
Resale headaches Future buyers may ask for proof of approvals, and if you don’t have it…awkward!
Six Tips for a Smooth Approval Process
Check your by-laws before even picking up a benchtop colours brochure
Submit clear plans and a scope the more detail, the less room for objections.
Ask the experts such as your strata manager or a strata law specialist.
Get quotes from licensed and experienced trades who understand strata rules.
Factor in timing approvals can take weeks, so plan ahead.
Keep neighbours informed they may still complain about the noise, but at least they won’t be surprised.
Final Word
In Strataland, the difference between cosmetic, minor, and major renovations isn’t just about the size of your dream it’s about the size of the approval process. Do the paperwork, follow the rules, and you’ll save yourself a lot of headaches (and demolition orders).
Disclaimer:
This article is intended for general educational purposes only and does not constitute legal advice. Readers should seek independent legal and professional guidance relevant to their specific circumstances and jurisdiction