Ease of Approval for a Skylight in a Top-Level Apartment?

• 

  DashCam AKA Rolts on 10/01/2022 - 21:33

  +30

  Better chance than the apartment below yours.

• 

  avoidfullprice on 10/01/2022 - 21:58

  Put a motion at your next strata AGM and go from there

  • 

    upended on 11/01/2022 - 00:57

    +1

    Looking at a top level apartment in inner Sydney in a three level block of 20 apartments.

    I think OP is looking at buying this apartment in the hope that strata will allow the skylight once (s)he has purchased. Can't put a motion until OP buys the apartment.

    • 

      avoidfullprice on 11/01/2022 - 10:03

      Well a bit of catch 22 for OP. The ease of approval depends on the people voting, and you don't know the people intention until you put the motion for a vote.

      You can have people worry about structural damage (potential leak) and reject, or you can have people wanting other major renovation to their units too and support the motion, provided you support theirs. Wanting to know how easy to do that for that apartment before purchase is just speculation, really?

      I got approved a number of major renovation to my units (no skylight) at strata AGM after discussing with other owners. I didn't go through all because of cost. OP didn't discuss engineering challenges, council involvement and $$

      • 

        zvyx on 11/01/2022 - 12:18

        yeah I wanted to know if it was a crazy idea even to begin with.

        • 

          avoidfullprice on 11/01/2022 - 15:14

          +1

          @zvyx: I don't think it is crazy idea, but it is not a simple idea as well.

          Getting owners corp approval I think is the relative easy part. Before that you should arrange quotes, get engineering design and plans to inform owners corp. Strata manager ain't doing that for you. You need to be assured, and give assurance, that your changes are not going to jeopardise the safety of others down the track.

          You need to think about at which point to you going to cut your losses and stop going ahead because it will become financially unfeasible. For example,where you want skylight might need replumbing, or rewiring, or need equipment to be crane up (3 storey high, right?) You also need to think what if things donn't go according to plan during renovation, who pays for repairs after you sell your place etc.

          That all depends on what you consider as feasible.

• 

  brad1-8tsi on 10/01/2022 - 22:16

  +1

  It needs to comply with the building code of Australia and current fire regulations.

  IIRC,
  1) it has to be made of non-flammable material and non-opening (possibly not if you have a drencher).
  2) More than 700mm from a wall adjoining a neigbour.
  3) More than 3m from the property boundary.

  What's your ceiling / roof made out of?

  • 

    zvyx on 11/01/2022 - 12:19

    it would fit all of those three criteria. the apartment block appears to be standard 90's construction with a tiled roof. haven't asked about what is above the plasterboard ceiling.

• 

  KaTst3R on 10/01/2022 - 23:55

  +1

  It is gonna be a tricky one. Firstly, look up the bylaws to see what is allowable and what is not.

  The problem with apartment living is that all similar units essentially looks uniform and identical. That is why major reno that alters the external appearance of a unit is generally not allowed. Depending on if the skylight could be seen externally from someone on the street, it will be harder to justify if it is.

  • 

    zvyx on 11/01/2022 - 12:20

    from what I understand, it could involve creating a new bylaw? the skylight would not be visible from someone on the street.

• 

  bargainr on 11/01/2022 - 05:54

  +6

  I looked into it once but walked away. The problem with the roof is it's shared common property and, at least, in my building, they wanted me to take liability for the entire shared common roof should the skylight cause an issue. In part, I understood it as "fair" because if it leaked, the leak damages the beams or installers crack tiles during installation, etc. that's my problem because I put the skylight in, but weighing it up it all became a too high risk for me. Like others have said, put it to a meeting and ask, they'll tell you either yes or no, and if yes, what the conditions are. Just remember, you may be OK with the risk but selling the property others may be reluctant to take on liability you accepted.

  • 

    zvyx on 11/01/2022 - 12:16

    fair enough, thanks for that! very useful insight.

• 

  djones145 on 11/01/2022 - 08:48

  +2

  get urself on to the strata board
  make some friends with the other apartment owners
  buy 10 more apartments
  during the vote approve the sky light

  done

• 

  thatonethere on 11/01/2022 - 09:21

  +1

  The strata could really make you go thru a full ring circus with engineering assessments etc etc so could end up being a very expensive skylight. Might be easier to just put a fake LED skylight in.

  • 

    KaTst3R on 11/01/2022 - 10:42

    +4

    Put a 65inch OLED TV on the ceiling at maximum brightness and loop videos of the sky. At night, play a video with stars and occasional meteor flying by. Win-win!

• 

  justgooddeals on 11/01/2022 - 10:55

  Common areas like rooftops can be nightmare to deal with. As bargainr has described above. They “may” give you approval but I can guarantee you if you are dealing with any decent strata board with competent strata manager who knows the building they will place ( what you may consider hurdles in your way) many caveats, requests, and requirements for you to meet . But is essentially just due diligence. If they grant approval at all.

  The hurdles they require will simply be cover any statuatory requirements and themselves on the board
  Most people can’t be bothered in the end

  • 

    zvyx on 11/01/2022 - 12:24

    true

• 

  Drakesy on 11/01/2022 - 11:52

  I don't like your chances personally

• 

  Quantumcat on 11/01/2022 - 19:25

  If you love the place and would love to live there, and a skylight is just a cherry on top, go for it. If you need the skylight to make it worthwhile buying, then maybe not.

• 

  far-out on 12/01/2022 - 12:30

  My Body Corp (QLD) approved a request for two skylights last year, one visible from the street and one not visible from the street. The request was from the purchaser prior to settlement - they had signed the contract and wanted to organise the work to be done ASAP after settlement.

  Our strata management company suggested if we approve to do so on a conditional basis (see below). The approval was granted by the committee and the work has since been done with no issues. In making the decision, the committee was only concerned with making sure the owner was liable if there were any issues. No one was concerned that one of the skylights would be visible from the street.

  I would suggest asking to make contact with the committee before purchase to get an indication of approval. If they’re against it you’ll find out pretty quickly.

  Conditions of approval:

  a) The lot owner must comply with the conditions of this approval and the body corporate by-laws.

  b) Any improvements that are required to be carried out by a licenced professional (e.g. electrical work) must be carried out by a suitably qualified professional (e.g. a licenced electrician).

  c) The improvements are to be carried out in a proper and workmanlike manner.

  d) The improvements must not be of a lesser quality than the standard of the complex generally.

  e) The lot owner must identify and obtain any necessary approvals and provide copies of such approvals to the body corporate (e.g. local council approvals) prior to commencing work. If the work requires certification (e.g. by a private certifier) the lot owner must provide copies of any relevant certificates to the body corporate upon completion of the work.

  f) All costs associated with the body corporate approval, other approvals, and the actual improvement must be met by the lot owner.

  g) The lot owner is responsible for the ongoing maintenance, repairs, replacement and insurance of the improvement. This condition is transferred to any subsequent owners of the subject lot.

  h) Any loss or damage caused to another lot or the common property by the improvement or in the process of making the improvement remains the responsibility of the owner of the subject lot.

  i) If the lot owner fails to comply with the conditions of the approval or the body corporate by-laws, the committee may rescind this approval. If the committee rescinds this approval, the owner of the subject lot must remove the improvement in its entirety and repair any areas affected to their prior condition at the cost of the lot owner.

  j) This approval is transferable to an intending purchaser of the subject lot, as long as the transfer of the lot is concluded within 6 months from the date of approval, after which date the lot owner must re-apply for approval.

• 

  unclekenz on 12/01/2022 - 18:11

  -1

  These days, installing a tubular skylight is dead easy, one that fits between the rafters at the top and between the ceiling joists at the bottom. Requires no engineering or Council approval. Simply supply full details to Strata committee in your application, including full details of licenced installer, product specifications and quote.

  Google the following for a range of local suppliers/installers:
  "Tubular skylights australia".

  Can't believe how much your molehill enquiry has been turned into a mountain with above posts.