Whether you’re replacing tired carpet or knocking out a wall, there’s a crucial renovation step that many lot owners aren’t aware of: owners’ corporation approval.
In Victoria, owners’ corporation (OC) approval is a legal requirement for a wide range of renovation works. Skipping approval for any reason can mean undoing the renovation at your own cost.
Here’s what the Above OCM team think you should know before the tools come out.
What is Considered ‘New Works’ in an Owners Corporation Context?
While you won’t need approval for simple renovations within an individual lot, such as repainting the walls, any work considered ‘new work’ will usually require approval.
According to the Owners Corporations Act 2006 (Vic), ‘new works’ refers to any alteration, addition, or renovation that affects the common property or the structural fabric of the building.
This includes (but isn’t limited to):
- Removing or altering internal walls.
- Modifying plumbing or electrical systems that connect to shared infrastructure.
- Replacing flooring in a way that affects sound transmission.
- Changes to windows, balconies, or external facades
You should seek approval from the OC if your renovation touches any of the above. If you’re not sure, it’s a good idea to seek advice and guidance before you get started.
Approval from the OC is only one part of the process. Building permits under the Building Act 1993 (Vic) may be required independently of OC approval. Your OC approving the works doesn’t mean the building surveyor is satisfied, and vice versa.
Why New Flooring Needs Approval in Owners Corporations
Replacing carpet can be less of an issue, but if you’re thinking about swapping soft floor furnishings for wooden floorboards, you might run into trouble.
Most OC rules include provisions around hard floor coverings. Solid timber or tiled floor creates more impact noise than carpet. For anyone living below you, this can lead to a significant increase in noise pollution within their lot.
If you’re planning floor renovations, your OC will need:
- A formal application before installation begins.
- Evidence that the proposed flooring meets a minimum acoustic rating.
- Plans for providing an appropriate underlay to reduce noise.
What are the Steps for Renovation Approvals in Strata Buildings?
Every OC is different, but the general process tends to be as follows:
- Submit a written application: This should usually go to the OC or the OC manager and describe the work you’re proposing.
- Provide supporting documentation: For anything that touches common property, you’ll need supporting documents, including plans, specifications, and contractor details.
- The OC committee reviews the application: They’ll review everything you have provided and may ask for clarification or further documentation if needed.
- The OC committee votes: This can be at a scheduled committee meeting or, for straightforward requests, via a circular resolution.
For more significant works, a special resolution at a general meeting may be required, which means a higher threshold of owner approval. This is worth knowing up front because it can significantly affect your timeline.
What are the Consequences of Skipped Approval for Renovations in Strata Buildings?
If works are carried out without the required approval, the OC may request that the lot owner reinstate the property to its original condition at the owner’s expense. That can mean ripping out a brand-new floor, or, worse, structural rectification work.
Unapproved works can also create complications when it comes time to sell. Anowners corporation certificate is required as part of any property sale in Victoria, and unapproved works that come to light during that process can delay or derail a settlement.
Need Guidance on Where to Start With Renovations?
The first and best point of call for guidance on anything renovation-related is your OC manager. They can help you understand what your responsibilities are, whether you need approval at all, and how to start the process early to avoid issues further down the line.
At Above OCM, we work with owners and committees across Melbourne to make renovation approval processes as smooth as possible. If you’ve got a renovation planned and want to make sure you’re covered,get in touch with our team.
