Using Your Own Tradies in a Strata Apartment: What Can Your Strata Scheme Really Require?
Whether you’re fixing a leaky tap or installing a brand-new kitchen, apartment owners in strata schemes often wonder: Can I use my own tradespeople? And what rules can the strata committee actually enforce?
Here’s a practical, Australiawide guide to the rights and limits around using your own tradies, no matter which state or territory you live in.
1. Understanding Strata Schemes and Your Rights
In a strata or community title scheme, you own your apartment (your "lot") but share responsibility for the common property with other owners.
Each scheme has its own bylaws (rules) regulating renovations, repairs and use of common property. These vary between buildings and jurisdictions, so always review your scheme’s by-laws first and check your state/territory legislation.
2. Types of Works: Cosmetic, Minor, and Major
Most Australian states and territories recognise similar categories of work:
Cosmetic works simple internal changes like painting, picture hooks, curtains/blinds. Usually no formal approval is required.
Minor works changes like installing hard flooring, upgrading kitchens/bathrooms (without affecting structural elements), or adding splitsystem air conditioning. Generally require written notice or approval, as detailed in by-laws.
Major works anything structural, altering common property, or impacting building services (plumbing stacks, wiring, waterproofing). Always requires formal written approval, typically via a resolution at a general meeting and by-laws.
3. Tradies: Can Strata Dictate Who You Use?
Across Australia:
Strata schemes generally cannot force you to use only their preferred tradies for work within your lot, unless there is a specific by-law to that effect. Even then, such by-laws must be reasonable and enforceable under local law.
They can require:
That your tradesperson is appropriately licensed/qualified for the work in that state or territory
That they hold the necessary insurance (public liability, workers’ compensation where applicable)
That works are done during reasonable hours and in a way that avoids nuisance to other residents
Committees may also require safety measures if tradespeople need to access or pass through common property.
4. By-Laws, Insurance, and Approval Processes
By-laws may outline processes for notifying or seeking approval for work. They must align with your state or territory’s strata laws, which prevent overly restrictive or unreasonable requirements.
Insurance Proof of cover is reasonable to request before works start to ensure both the owner and the owners corporation/body corporate are protected.
Approvals Any work affecting common property, building structure, or shared systems requires formal approval before starting.
5. Common Misconceptions
"Strata can ban my chosen plumber/electrician outright."
Not unless your tradie fails to meet legal, safety, or insurance requirements—or a valid by-law clearly says so.
"I can do anything inside my apartment without asking."
Only true for cosmetic works. Anything structural or touching common property still needs approval.
6. Practical Tips for Owners and Committees
For Owners:
Review your state/territory’s legislation (see reference table below).
Check your by-laws, gather your tradie’s licences and insurance certificates, and notify the strata early.
For major works, prepare a clear application.
For Committees:
Keep by-laws clear, reasonable, and legally compliant.
Ask only for necessary documentation.
Communicate timeframes and expectations to avoid conflict.
7. Legal Trends Across Australia
Regulators in all states are increasingly cracking down on unfair strata by-laws and unreasonable restrictions.
Recent reforms in several jurisdictions have clarified that cosmetic works don’t require approval, and that owners cannot be forced into anti-competitive arrangements for trades unless there’s a lawful reason.
8. Ensure your trade is the best for you, a quick checklist
Check Licensing and Qualifications
In NSW (and most states), certain trades (plumbers, electricians, builders) must hold a valid licence. Use official registers in your state or territory (e.g., NSW Fair Trading Licence Check) to confirm. Make sure the licence covers the specific type of work, not just general building.
2. Confirm Insurance Coverage
Ask for Certificate of Currency for public liability and workers’ compensation. For larger or structural works, check for Home Building Compensation Fund (Home Warranty) coverage if required. Ensure the policy names the contractor, it is current and covers the work period.
3.Check Strata By-laws and Approval Compliance
Confirm your contractor understands any strata by-laws about working hours, access, and noise. Ensure they will comply with lift protection, rubbish removal rules, and site safety. For major works, ensure the owners corporation’s approval is granted before work begins.
4. Ask for References and Portfolio
Get at least two recent client references and ideally see completed projects similar to yours. Check online reviews, but place more weight on direct, verified feedback. A reputable contractor will be happy to share before-and-after photos.
5. Get a Detailed Written Quote and Timeline
Quote should list inclusions, exclusions, materials, and GST. Confirm payment schedule (avoid large upfront payments) and if the work is major get a contract. Ensure timelines aligns with the schemes approved work hours and avoid peak holiday shutdowns
9. Real-Life Example
An owner in a Melbourne strata scheme shared with StrataYou that her committee and Building Manager insisted she use their “preferred” contractor be used when she wanted to replace her carpet with timber floors. Armed with proof that her chosen contractor was licensed, insured, and agreed to follow the building’s noise and access rules, the committee and Building Management could not refuse her choice.
10. Bottom Line
Your committee can require compliance with safety, insurance, and building standards but cannot generally dictate who you hire for works inside your lot unless its justified and lawful.
Always check your by-laws, know your local legislative rights, and keep communication open to avoid unnecessary disputes.
Disclaimer:
This article is intended for general educational purposes only and does not constitute legal or financial advice. Readers should seek independent legal and professional guidance relevant to their specific circumstances and jurisdiction
