Hi all,
I've recently renovated without Strata approval. I asked them what the process was, they took a while to respond so I just started. Now I've had people complain about noise, and they're asking for all the renovations I've done in writing.
What can happen now?
Bathroom, kitchen, lights. Put tiles done throughout but there's no one under. What would be the grounds of ordering it to be returned to the original state?
The grounds of by-laws that you consented to abide by as per all your due diligence prior to property purchase.
You messed up. It's very easy for them to enforce everything H&D listed.
Hopefully you had all qualified workmen carry out the works; I'd imagine that's the bare minimum Strata would require to even consider signing off.
One of the issues with DIY unapproved reno is soundproofing, as you're referring to. But electrical work, plumbing and waterproofing? It should be obvious why Strata might be concerned. Some Strata are more lenient than others, but in many cases they might not even have a choice - unapproved and unqualified work isn't just a question "does Strata turn a blind eye or not", it becomes - "does this make the building's insurance voidable in case the work you did fails and floods the building/electrocutes someone/etc".
In an apartment building you do not own the floor, ceiling or exterior walls.
If you a redoing the bathroom, if the waterproofing wasn't done correctly this increases the flood risk for the person below you. Just to name one issue.
Everything you said, only needs a simple majority approval.
How long did you wait? One to two months is how long I'd expect it to take, failing that you just have to chase them.
oooh man.. tipping "help strata is making my life hell" thread shortly
I'm definitely grabbing some popcorn for this one!
Fine of up to $1100 also I think, but that might be the least of your worries if you have to "undo" everything, which would seem impossible anyway…
Bathroom, kitchen, lights.
Is this all inside your property?
Licensed tradespeople carried out all the work, so I have sign off on everything. Yep, everything was done within the property.
After I had already started I was told that I'd need to pay over $600 to "request a meeting" where I'd have to ask for permission to renovate. Seemed unreasonable to me. The other option was to wait until the end of the year and ask at a general meeting.
You're clearly in the wrong here. The kitchen is minor work, so the committee potentially could fast-track the approval, but the bathroom is potentially major work (because of water-proofing), so needs to be voted on. Cost may be related to legal fees… I had a lawyer draft a by-law when I did my renos (floors, kitchen, air-con + several misc holes in the wall for ducting).
https://www.fairtrading.nsw.gov.au/housing-and-property/stra…
If your work isn't approved, even if they don't force you to revert the changes; when you come to selling your place, anyone doing their due diligence will easily see that the work wasn't approved and this can affect the sale price.
Not quite sure why your neighbours are complaining of noise though… doesn't seem to me that you've done anything to increase noise levels. Unless you're referring to the noise of the work itself. You did have the courtesy of warning your neighbours beforehand, didn't you?
I emailed strata before I began and asked them to inform everyone of the impending construction noise.
They're only sour about the work noise. Not like these ran 24/7 anyway. One person even came down to complain at lunch on a weekday about the noise the wardrobe guy was making. Just sour PITA busybodies as whooah says.
The work has already been finished so there is no more noise. Your neighbours sounds like the usual pita busybodies.
Dunno if your in NSW or not or If there is no Common Property Memorandum, the following will generally apply for NSW.
Problems with everything in the airspace of a bathroom or kitchen including baths, toilets, sinks and dishwashers are the owner's responsibility. However the owners corporation’s building insurance may cover some of these fixtures for damage.
Light fittings
If it is recessed in the ceiling, it is the owners corporation's responsibility. If it hangs into the lot, it is the owner's responsibility
The owner must repair and maintain carpets in the lot.
Dunno if your in NSW
I'm continually amazed at how many people ask for detailed information on legislation and policy, without including basic info like which state they live in.
Oh sure that sounds perfectly reasonable…
What do your renovations consist of? They can potentially: Halt work, order that you return the unit to its original state and condition, levy fines for breaches of any by laws.