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Strata Approval for Bathroom Renovations: What Sydney Apartment Owners Need to Know
Almost every bathroom renovation in a Sydney strata apartment requires owners corporation approval, because the waterproofing membrane beneath the tiles is legally common property, not something owned by the individual lot. Under NSW strata law, this classifies most bathroom renovations as a major renovation, requiring a special resolution and a registered by-law, not just a quick sign-off from the strata committee.
Aussie Bathroom Renovations manages this process regularly for apartment owners across the Eastern Suburbs and beyond, and it's one of the most misunderstood parts of renovating in a strata scheme. Many owners assume a bathroom renovation is a private matter within their own four walls. Legally, it isn't.
Do You Need Strata Approval for a Bathroom Renovation in NSW?
Yes, almost all bathroom renovations in a strata apartment require approval from the owners corporation before work begins. The only exception is a purely cosmetic refresh, such as repainting or replacing a mirror, that doesn't touch waterproofing, plumbing, or the tiled surfaces.
The moment a renovation involves removing tiles, altering the waterproofing membrane, or changing plumbing, it moves out of cosmetic territory entirely and into a category requiring formal approval.
What's the Difference Between Cosmetic, Minor and Major Renovations Under NSW Strata Law?
NSW strata law under the Strata Schemes Management Act 2015 splits renovation work into three categories, cosmetic, minor and major, each with a different approval pathway. According to the NSW Government's own guide to strata renovation rules, a standard bathroom renovation almost always falls into the major category because it disturbs the waterproofing membrane, which is classified as common property.
| Category | Examples | Approval Required |
|---|---|---|
| Cosmetic | Painting, replacing curtains or blinds, hanging artwork, minor crack filling | None |
| Minor | Hard flooring, internal wall changes, recessed lighting, kitchen cupboard changes | Ordinary resolution from the owners corporation or strata committee |
| Major | Bathroom renovations involving waterproofing, structural changes, load-bearing walls | Special resolution and a registered by-law |
Why Does Waterproofing Make a Bathroom Renovation a "Major" Renovation?
Waterproofing is classified as major renovation work because the membrane sits within the common property structure of the building, meaning any owner disturbing it is altering something the owners corporation is legally responsible for maintaining. This applies even when the renovation feels minor from inside the apartment, since removing bathroom tiles almost always means breaking the existing waterproofing membrane underneath.
A special resolution requires 75% support from owners at a general meeting, and the resulting by-law needs to be registered with NSW Land Registry Services to be enforceable. This is a more involved process than the ordinary resolution required for minor renovations, and it's why strata approval for a bathroom renovation typically needs to be sought well before any trade is booked.
What Happens If You Renovate a Bathroom Without Strata Approval?
Renovating a bathroom without the correct strata approval creates genuine financial risk, since a failed waterproofing membrane doesn't stay contained to one apartment. Water travels through the slab to the unit below, and if that happens after unapproved work, the owner can be held personally liable for the resulting damage.
This isn't a theoretical risk. NCAT (the NSW Civil and Administrative Tribunal) regularly deals with disputes where owners are ordered to pay for water damage caused by unapproved bathroom renovations, with amounts in some cases reaching well into six figures. In more serious cases, owners have been required to strip out an entire new bathroom and restore the original waterproofing at their own cost.
How Long Does Strata Approval Take for a Bathroom Renovation?
Strata approval for a major renovation like a bathroom typically takes four to eight weeks, depending on how quickly the owners corporation schedules a general meeting and whether any additional information is requested. This is separate from any council approval process, and both should be factored into the overall project timeline before committing to a start date.
A 2025 reform to NSW strata law introduced a three-month deemed approval rule, but this only applies to minor renovations where the strata scheme has a by-law allowing the committee to approve requests directly. It doesn't apply to major renovations like most bathroom work, so a bathroom renovation still needs to go through the full special resolution process rather than relying on this deemed approval mechanism.
What Documents Do You Need for Strata Approval?
A strata approval application for a bathroom renovation typically needs a scope of works, the proposed waterproofing method, and details of the licensed trades carrying out the job, including current public liability insurance and, for larger jobs, Home Building Compensation Fund cover. Most strata schemes also require a Certificate of Waterproofing Compliance to AS 3740 to be lodged after the work is finished, along with the relevant plumbing and electrical compliance certificates. For a full breakdown of what a written quote should include, see our Sydney bathroom renovation cost guide.
We prepare this documentation as a standard part of any Eastern Suburbs apartment renovation, since incomplete submissions are one of the most common causes of delayed strata approval.
Yes. Even a like-for-like tile replacement disturbs the existing waterproofing membrane underneath, which classifies the work as a major renovation requiring owners corporation approval, regardless of whether the layout itself is changing.
No, not for a major renovation. Bathroom renovations involving waterproofing require a special resolution passed at a general meeting with 75% owner support, which is a different process to the ordinary resolution a strata committee can pass for minor renovations.
For major renovations like bathroom work, there's no automatic deemed approval if the owners corporation doesn't respond, unlike the three-month rule that applies to minor renovations. Following up in writing and keeping a documented paper trail is essential if a response is delayed.
No, they're separate processes. Most standard bathroom renovations are exempt from council approval under NSW planning rules, but strata approval is still required regardless of the council situation, since it's governed by the Strata Schemes Management Act rather than local planning law.
Renovating a bathroom in a Sydney strata apartment? Get a free, itemised quote from Aussie Bathroom Renovations, and we'll help you understand exactly what strata approval your building will need.
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Talk to our friendly bathroom experts today about your Sydney bathroom renovation.
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Talk to our friendly bathroom experts today about your Sydney bathroom renovation.
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