Don’t be caught without ticks of approval for strata renos

By Hana Humboldt

The West Australian, published 7 June 2025

From hammering hooks in walls for artwork to painting a room in whatever shade takes your fancy – these are just a few of the simple joys which make a home feel like your own.

However, according to Strata Community Association (WA) General Manager Kerrin Simmonds, many owners of strata lots are surprised to learn they need approval for changes which might seem routine in a freehold.

So, just how far can you take the hammer and chisel before you need someone else’s sign off?

“Owners of strata lots are generally required to obtain the same local government approvals as owners of freehold title properties,” Emerson Raine Director and Operations Manager Alisha Garrod said.

“However, the Strata Titles Act 1985 and the strata by-laws may impose additional restrictions or require approval from the strata company in addition to local government consent.”

Richardson Strata Management Services Senior Strata Community Manager Carmen Nelson said the first two documents you needed to understand before thinking about renovations – whether before or after purchasing a strata lot – are the strata by-laws specific to your building and the lot’s strata plan, as the latter determined the boundaries of your responsibilities down to the millimetre of your tiles.

For example, the floor you live on may be considered common property based on said boundaries, which would then require approval from either the council of owners, the strata company or both depending on the by-laws.

“Air-conditioning units, solar panels, garden structures or even installing a lattice to a fence may seem minor, however they often interact with common property or can change the external look of the building,” Ms Simmonds said.

Similarly, in high-end apartments, Ms Nelson said there was a vested interest in maintaining the external uniformity of the building, which was why many had by-laws specifically requiring certain shades of blinds to be installed.

When it comes to structural alterations, Ms Garrod said they required a resolution without dissent of the strata company before they could proceed.

“If one person dissents, the resolution fails. But fortunately, the Strata Titles Act defines the grounds for dissent, which the dissenter must state when voting,” she said. “They are not required to provide evidence to support their dissent, but if the applicant feels this is unfair, they can apply to the State Administrative Tribunal (SAT) to dispense with the approval, during which the dissenter would need to present evidence in support of their dissent.”

As for which type of strata complex was less strict than others, Ms Garrod said anecdotally her office tended to see a more relaxed atmosphere in older single-tier strata schemes, compared to newer luxury high-rises.

“In the latter, with all the amenities and a strong focus on maintaining a uniform appearance, there’s often more pressure for strict adherence to the rules,” she said.

In the event someone does not seek proper approvals and has either partial or full works done, which contravene the strata by-laws, Ms Nelson said the council of owners would first issue a breach to the proprietor.

“It’s always the proprietor not the tenant because they are responsible for the lot,” she said.

“This would tell them what the remedy of the breach is, and then if the proprietor doesn’t comply, it’s up to the council of owners whether they decide to go to SAT for an order.”

As the SAT is extremely busy and taking a case to it is costly, some council of owners may dismiss them into the too-hard basket.

However, if that lot goes to sale, the owner will need to disclose the fact it is in need of by-law remedy which can make a strata lot look less attractive to buyers.