What is the difference between Cosmetic, Minor and Major Renovation Approval?
Carrying out cosmetic works and minor renovations has become easier with the release of the new strata legislation in 2025.
Effective from 1 July 2025, significant strata law reforms have been implemented introducing important changes for all strata schemes in NSW.
Owners from time to time may wish to undertake works, renovation or changes to their lot, and there is now a clear process to handle the different types of works being sought to be carried out.
Owners should always contact our office first in the evet you are not sure of the approval process so we can direct and provide you advice.
If approval is required and you subsequently carry out works, you could be liable for penalties including costs associated with rectifying the work and/or damages to the common property.
Seeking and being granted permission by the owners corporation is not necessary for cosmetic works, while approval for minor renovations requires approval at a general meeting by general resolution (50% of votes).
Approval for major renovations require approval of the owners corporation via a special resolution (75% or more in favour) as well as renovations and common property rights, which relates to the use of the common property such as a solar panel or air conditioning unit being attached to a common property wall.
3-Month Automatic Approval Rule Works
As part of the NSW strata law reforms that commenced on 1 July 2025, a new automatic approval process has been introduced for minor renovation requests.
Under these changes, if a strata committee does not provide a written refusal with reasons within three months of receiving an owner’s request, the renovation is considered automatically approved. This change aims to prevent long delays and provide certainty for owners.
It is important for owners to understand that a formal application is still required. The automatic approval only takes effect if the committee fails to respond within the specified timeframe.
To ensure compliance and transparency, owners corporations are now also mandated to keep a record of all approved minor renovations for a period of 10 years.
The above is on the basis that the owners corporation has a specific by-law in place for the committee to be able to deal with minor renovations. If this is not the case, it is a restricted matter and the decision must go to a general meeting.
The Requirement to Provide Written Reasons for Refusal
Under the NSW strata law reforms that commenced on 1 July 2025, strata committees face new obligations when handling minor renovation requests. If a committee decides to refuse an owner’s application, it must now:
- Provide the reasons for the refusal in writing
- Deliver this written explanation to the owner within three months of receiving the request
Key Takeaways
- Automatic approval trigger: If a strata committee does not issue a written refusal with reasons within three months of a formal request—and the scheme has a by‑law delegating approval authority—the minor renovation is deemed automatically approved, under the Strata Schemes Management Act 2015 (NSW).
- Mandatory written refusal & record‑keeping: Committees must provide written reasons for any refusal within the three‑month window and must retain approval records for ten years, as required by the 2025 reforms.
- Remedial pathways: Owners corporations can either demand removal and restoration of unauthorised works or grant retrospective approval by passing a special‑resolution by‑law.
- Risk of inaction: Missing the deadline results in automatic approval, making reversal costly and exposing the owners corporation to potential legal liability.
Q: What is classified as cosmetic works?
Cosmetic works include:
- Installing or replacing hooks, nails or screws
- Installing or replacing handrails within your lot
- Filling minor holes and cracks to internal walls
- Painting
- Laying carpet
- Installing or replacing built in wardrobes
Q: What is classified as minor renovations?
Minor renovations include:
- Renovating kitchen
- Changing recess lighting
- Installing wood and other hard floors
- Installing or replacing wiring or cables or power or access points
- Work involving configuring walls
Q: What is classified as major renovations?
Major renovations include:
- Removing structural walls
- Enclosing a veranda
- Removing waterproofing and re-tiling
- Installing air-conditioner, satellite dish or similar on the roof or common property
- Bathroom renovations
Owners must give written notice of proposed minor renovations to the owners corporation.
Q: I have a minor renovation to carry out. Can I start work and then seek approval?
No. Approval must firstly be granted by the owners at a general meeting. Bearing in mind the owners may decide for one reason or another not to grant approval.
Q: I want to install a satellite dish on the common property roof. Do I need a common property rights by-law?
Yes, you will need a common property rights by-law. You must put your proposal in writing first to the owners corporation and then a general meeting must be called along with the proposed installation and a common property rights by-law included.
The motion must be passed via a special resolution. It can take several months to have all information in order prior to the owners corporation calling the meeting.
What Happens if the committee does not respond to my minor renovation request within the (3) month period?
If your building has a by-law in place that allows the committee to approve minor renovations and they fail to provide a written refusal within three months of your request, your renovation is automatically approved. This change ensures that owners receive a timely decision on their applications.
Does the automatic approval rule apply if my strata scheme does not have a specific by-law for it?
No, the automatic approval rule only applies if there is a by-law that expressly delegates the authority for deciding on minor renovation requests to the strata committee. Without this by-law, approvals must be sought through an ordinary resolution at a general meeting of the owners corporation.