Photography: Pablo Veiga
There’s a common misconception that the smaller the home, the easier the renovation, with apartments being the simplest of the lot to transform. Unfortunately, that assumption couldn’t be further from the truth. That’s largely due to strata by-laws.
“There’s no such thing as a simple apartment renovation,” says Cherie Barber, CEO of Renovating for Profit. It’s not just that every state and territory has different rules and regulations concerning these projects – every apartment complex does, too. As Cherie explains, “There’s no single consistent framework that says you can do this and can’t do this.”
What is strata?
Put simply, strata is a property ownership system. If you own an individual lot in a building or complex then a strata scheme will manage this. This system is run by a strata manager, alongside an owners’ corporation, also known as body corporate. The strata manager collects levies and arranges maintenance for common areas.
What are by-laws?
Strata by-laws are the rules created by owner corporations which govern property use and the operation of each scheme. Since every apartment block is different, Cherie recommends reading the strata report that’s included in your contract of sale before you even buy the apartment. Strata by-laws can prevent you from doing a wide range of activities, such as owning a pet or using your property as an Airbnb.
Why do strata by-laws exist?
These by-laws exist to ensure a cohesive look throughout the building and a consistent quality. They also help to minimise any potential disturbances that can arise when you share walls and floors.
You might think that ripping up carpet and installing floorboards is a personal decision that only affects you. But not all flooring is created equal. If you opt for the cheapest option on the market, you could be condemning your downstairs neighbours to a never-ending cacophony of footsteps.
That’s where strata by-laws come in, determining not just what changes you can make, but the quality of the materials you have to use.
Can you renovate an apartment?
The short answer is yes, if you own your apartment then you can renovate it but you will need to get strata approval for a number of changes.
Thankfully, Cherie says a lot of by-laws share commonalities. Interior changes that are purely cosmetic are often allowed. “Things like internal painting, window furnishings, changing light fittings, adding built-in wardrobes,” outlines Cherie. If the change doesn’t affect other people and it’s not seen externally, it’s normally allowed but it’s always best to go through the by-laws with a fine-tooth comb.
What isn’t allowed?
The list of changes that require approval is extensive. It starts with the front door of your apartment and carries through to external paint. Electrical, plumbing and structural changes will need to go before the strata committee, as will most kitchen and bathroom renovations.
What happens if you don’t get strata approval?
When in doubt, check the by-laws that apply to your complex and remember the consequences can be severe. If you renovate without approval, you could be forced to undo all your hard work (and foot the bill for the reversal, too).
What’s involved in the strata approval process?
Depending on the scale of the renovation, getting approval can be relatively simple or more involved.
Either way, the initial steps are the same. “Reach out to the strata manager and say, ‘I’m thinking of doing a renovation’,” suggests Cherie, who adds that the manager will want to know the works you’re planning on completing, the timeframe, qualifications and details of the tradespeople you plan to use and the materials you plan on using.
What are common apartment renovation complications?
If you live in a smaller apartment building, the committee might meet less often. Always check how often the committee meets and plan your timeline accordingly.
Power-hungry people exist in all facets of life and you never know who will be on your strata committee. Even if your renovation request is entirely reasonable, the voters may not be.
Is it worth renovating an apartment?
We’ll let Cherie’s statistics speak for themselves. She’s completed more than 250 home renovations but she’s only done one apartment renovation for herself, not a client. “It’s because I don’t have the control,” says Cherie. “The control is with council and the strata committee. And that’s dangerous for somebody like me, who is trying to renovate for profit.”
But there lies the key piece of nuance when you’re deciding whether to renovate. If you’re renovating an apartment for profit, there might be more hassle involved than it’s worth. If you’re renovating an apartment to live in however, you’ll enjoy the benefits every day.
How do I find my strata by-laws?
“Most people have a strata report in their contract of sale,” says Cherie. “So your lawyer or the homeowner, if they’re confident, can reach out to members of the strata approval, a strata body, and ask a lot of detailed questions.” If you didn’t receive a strata report in your contract of sale, you can search state government services, such as NSW Land Registry Services.
For more information, head to your state or territory government website that covers strata.
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