Is a strata renovation cosmetic, minor or major in NSW?
A plain-English NSW strata renovation guide covering cosmetic work, minor renovations, major work, committee authority, evidence and approval pathways.
Classify the work by what it actually changes—not by the owner or contractor's label. Cosmetic work usually does not require owners corporation approval, although by-laws still apply. Minor renovations require approval and may be decided by the strata committee only where a by-law delegates that power. Structural, external, waterproofing and other higher-impact work generally requires the owners corporation to use the applicable special-resolution pathway at a general meeting.
What you need to know
- Painting internal walls, laying carpet and installing built-in wardrobes are common cosmetic examples, but scheme by-laws and the actual impact of the work still matter.
- Minor renovations include many kitchen, flooring, electrical and air-conditioning works, provided the proposal does not cross the statutory exclusions such as structural, external or waterproofing work.
- A strata committee may decide a minor-renovation request only where a by-law delegates that function; major work remains an owners corporation decision.
Classify the complete scope before promising approval.
1. Obtain the complete scope
Ask for plans, specifications, affected walls and services, proposed dates, trades, licences and insurance. For flooring, obtain the acoustic information. Do not classify a project from a one-line description such as kitchen renovation or new flooring.
2. Test for cosmetic work
Check whether the work falls within the cosmetic-work pathway and whether it will damage or alter common property. Cosmetic classification does not remove the need to comply with building access, noise, waste, working-hours and other applicable by-laws.
3. Test for a minor renovation
Compare the complete scope with section 110, the Regulation and the scheme's by-laws. Minor work requires owners corporation approval by ordinary resolution. The committee can decide it only if a by-law delegates that authority and subject to the by-law's conditions.
4. Identify major or common-property work
If the proposal affects structure, external appearance, waterproofing, ceilings, fire safety, common-property rights or requires another statutory approval, stop and prepare the correct owners corporation motion, supporting evidence and any necessary by-law advice.
5. Record the decision before work starts
Give the owner the written outcome and conditions, record the resolution and approval documents, and identify responsibility for damage, maintenance and future records. NSW owners corporations must retain approved minor-renovation records for 10 years.
Watch for
- A project containing both minor and major elements being classified by its easiest component
- Waterproofing, structural or external work hidden inside a broader kitchen or bathroom description
- The committee acting without a by-law that delegates minor-renovation approval
- A contractor being booked or work starting before the written approval and conditions are settled
Escalate when
- Lot and common-property boundaries are uncertain
- Waterproofing, structure, façade, fire safety, services or regulated building work is involved
- A common-property rights by-law, council approval or specialist design pathway may be required
- The three-month minor-renovation process, a refusal or historical unapproved work is disputed
Clear answers before you act
Is a bathroom renovation minor or major?
A bathroom renovation commonly involves waterproofing, which excludes it from the minor-renovation pathway. Obtain the complete scope and use the appropriate owners corporation approval process before work starts.
Can the strata committee approve hard flooring?
Hard flooring is commonly listed as a minor renovation. The committee may decide the request only if a by-law delegates that function, and the application should include suitable acoustic evidence and comply with the scheme's conditions.
What happens if the committee does not answer within three months?
Where a by-law authorises the strata committee to decide minor-renovation requests, a refusal must give written reasons within three months. If it does not, the request is taken to be approved by the committee. Confirm the by-law, receipt date and complete application before relying on this rule.
Does calling the work cosmetic make it cosmetic?
No. The classification depends on the actual work, affected property and current legislation. A contractor's description or an owner's preferred label does not determine the approval pathway.
Source-controlled learning
Reviewed against the following current official material on 30 August 2026. Open the source to check the latest version before relying on it.
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