There are three types of renovations to strata homes:
An owner must gain permission before doing any minor or major renovations. Otherwise, they may have to change their place back to how it was before the renovations.
You are responsible for the repairs if you damage common property.
Tenants must gain their landlord's permission before making a change to their rented home. Refer to our general information for tenants: Asking to make an alteration.
Owners can do cosmetic work without approval. This includes day-to-day work such as:
The owners corporation can declare other types of work are ‘cosmetic’. They would need to pass a by-law to do so. Such work must not be a major or minor renovation (as defined by the law).
You need approval before doing any minor renovations. An owner must get the owners corporation to approve these renovations by general resolution (over 50% of votes in favour).
Minor renovations include:
The approval process may need the owner to give details of the work. This may include:
The owners corporation can delegate permission for minor renovations to the strata committee. It would need to pass a by-law to do so.
The owners corporation can also choose to define other kinds of work as minor renovations. It would need to pass a by-law stating the other work to be included in the ‘minor renovations’ definition. However, the owners corporation cannot include something that belongs to another category of renovations (such as waterproofing).
Major renovations may seriously affect the common property.
Major renovations include:
First, the work needs a special resolution vote before it can move ahead.
Next, the owner must give the owners corporation written notice at least 14 days before the work starts. This should describe the proposed alteration.
The owners corporation cannot delegate approval for major renovations to the strata committee (unlike for minor renovations).
Sometimes, a renovation may involve use of common property. Examples are:
An owner may receive the right to exclusively use a part of common property. They would do this through a common property rights by-law.
The common property by-law must state who is responsible for maintaining the common property. This responsibility would either:
Before the by-law can be passed, the lot owner or owners must first:
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