Kitchen “Renovation” - Strata Have Asked for Builder Licence

sauce2k on 04/10/2022 - 16:15
Last edited 04/10/2022 - 17:35 by 1 other user

Hi guys,

I’m planning to do some minor work in the kitchen which involves replacing existing laminate kitchen benchtop with stone.

I don’t know if this is standard or my strata is being difficult, they asked me for builder license.

The guys that i will be hiring will cut the stones for me, take out the existing laminate board and replace with stone. I doubt they have a builder license as they are not builders…

Edit: Sorry I forgot to disclose that I will be replacing the splash back (tiles) with stones, so will make some noises.

Home & Garden

Comments

  • jv on 04/10/2022 - 16:20
    -8

    I doubt they have a builder license

    and how are you expecting us to know if they do or not?

    why don't you ask them.

    • sauce2k on 04/10/2022 - 16:21
      +2

      I did. I’m trying to understand why builder license is required in the first place.

      • afoveht on 04/10/2022 - 16:25
        +4

        I don't know why strata is interested in the first place - unless it's a structural change or otherwise affects others in the building.

        • Davo1111 on 04/10/2022 - 16:41
          +1

          https://www.nsw.gov.au/housing-and-construction/strata/livin…

          Minor renovations need approval, often this is from the strata committee.
          Minor renovations include work to:
          renovate a kitchen, including flooring

          • Donaldhump on 04/10/2022 - 16:45
            +1

            @Davo1111: mad, what the hell does it have to do with them
            and how would they know?

            • Davo1111 on 04/10/2022 - 16:54
              +7

              @Donaldhump: Well, in an apartment block, it causes noise, and may require planning. In our building they reserve a lift and put up curtains to protect the building. Also, additional passes etc

              In this kitchen scenario, the waterproofing or pipework may be damaged. Or even something like fire protection between walls. They may require the water, electricity, or gas to be turned off. The neighbours require notice if that's going to be cut.

              Finally, if you decide your house would be great with a fireplace, and exceed the floor load rating. Unlikely, but there are some weirdos who just do stupid things.

              • Donaldhump on 04/10/2022 - 17:00
                -7

                @Davo1111: this country is over regulated its mental, it wont be long before you need BC approval/council approval to do a shit in your own house

                • Davo1111 on 04/10/2022 - 17:11
                  +6

                  @Donaldhump: Ummm ok. I don't think it's unreasonable to find out if the person is licenced

                  • Donaldhump on 04/10/2022 - 18:30
                    -8

                    @Davo1111: to me its not the body corps business, its internals OP is renovating not common property or structural.
                    no diff if you got someone to paint your house, OP choice who they pick imho. a poorly done bench top by a meth head with no license doesnt affect the BC

            • afoveht on 04/10/2022 - 16:56
              +3

              @Donaldhump: Yeah, it's fair enough when these may affect others. Eg updated flooring may increase noise to occupants below. (There's an exclusion for carpeting above, because this will generally reduce noise). If the kitchen renovation can affect neighbours (increased demand on services, more noise, whatever) then that's fair. But OP says minor renovation and replacing a top - I'd argue that it's noone else's business.

              • sauce2k on 04/10/2022 - 17:45

                @afoveht: Thanks guys.

                I see arguments for both sides. Tbh from my end, the main reason I’m telling them is that noises will be involved.

                Zero structural changes and not touching waterproofing/plumbing etc.

                Anyway an update from me: I told them they won’t have a builder license then they came back said it’s fine but asked if I’m “hiring a contractor to do the work”?

                I mean the stone company is doing the whole thing does that make them a contractor..

                • [Deactivated] on 04/10/2022 - 18:12
                  +3

                  @sauce2k: Why did they even bother asking if they’re fine with them not being licenced?

                • Webber000 on 05/10/2022 - 12:34

                  @sauce2k: Next issue is -
                  You tell them yes you are getting the stone guys in as contractors to do it (rather than you doing it yourself - you are contracting them to do it for you), and then your strata asks for their "contractors licence" which they may not have either as being a contractor or subcontractor is different to having a contractors licence!

                  EDIT - this is why small jobs cost so much and in todays market people just won't turn up and do jobs because they don't need this hassle.

                  • sauce2k on 05/10/2022 - 22:20

                    @Webber000: Mate you are absolutely right. I got over it told them I will do it myself! These guys don’t have these things!

        • HeWhoKnows on 05/10/2022 - 22:39
          +1

          Strata absolutely have NO SAY in replacing part or all of a kitchen.
          Just go ahead and ignore them

  • gaz3342 on 04/10/2022 - 16:25
    +1

    Why do you have to tell your strata? It's not as if you're knocking down a wall? It's cosmetic, just get it done.

    • Jimothy Wongingtons on 04/10/2022 - 16:30

      op's in too deep now

      • sauce2k on 04/10/2022 - 16:45

        This strata company is really strict, the owners are actively looking to replace these guys.

        They have even asked for license for internal paint job, which I was really upset about.

        I'm pretty deep now but I would rather tell them now than having to deal with them later.

        I did fail to disclose that I will be replacing the tiles with stones (non-structural), so it will make noises which I'm sure the neighbours might complaint if I don't tell them.

        • jjjaar on 04/10/2022 - 17:11
          +2

          Wait - the owners are in charge of decisions regarding your building. The strata company merely acts as the management and administration of these decisions. Strata can’t just make up their own rules, that still lies within the responsibility of the owners (through the committee).

          If there is something that strata is being strict on, it’s because previous owners agreed for that to be the case. If they’re being strict on something else, then you really need to look into that.

        • Donaldhump on 04/10/2022 - 18:32
          +1

          builders license for a paint job, bloody hell that's ridiculous, say u do it yourself, and mind your own business

          • sauce2k on 04/10/2022 - 19:05

            @Donaldhump: Tell me about it. Then one person on the committee said it doesn’t need approval then I was told all 5 people have to agree

          • salmon123 on 04/10/2022 - 19:06

            @Donaldhump:

            builders license for a paint job

            I would assume it's the relevant license for that trade. Yes - painters have license in NSW.

        • HeWhoKnows on 05/10/2022 - 22:40

          Ignore these nazi fools. Ignore everything they say and send to you. They cant do anything really.
          In fact stop telling them anything about what you are doing unless you are planning to knock down solid structural walls.

  • AndyC1 on 04/10/2022 - 16:28
    +1

    Have a read up on the NSW regs:
    https://www.nsw.gov.au/housing-and-construction/strata/livin…

  • Davo1111 on 04/10/2022 - 16:40

    I dont think it's hugely unreasonable. Probably also suggests the builder has insurance. (if they drop the benchtop in the hallway and damage the floor)

    • Stewardo on 04/10/2022 - 23:22
      +1

      I agree Davo, you can’t have unqualified unlicensed workers working in a strata building especially near a load bearing wall. In the very slim chance that something went wrong, The other residents and strata would be adversely effected.

      • Davo1111 on 05/10/2022 - 02:54

        oh i forgot, demolition is such a clean and quiet process. It's also very simple as that area only has water, electricity, and sewerage.

  • Meho2026 on 04/10/2022 - 17:37
    +2

    This page contains the standard rules that apply everywhere https://www.nsw.gov.au/housing-and-construction/strata/livin…
    You should ask strata for a copy of the bylaws, that will contain anything over and above the basics your strata requires.

    A few years ago a most strata companies encouraged the committees to adopt bylaws regarding all renovations that basically made it a bureaucratic nightmare.

    The idea was to protect the strata company and executive committee if a builder or renovators actions caused damage to a common area or completed work that affected the integrity of the building.

    It basically made it very difficult to do any kind of renovating for everyone. Often they require an application to be submitted with unbelievable amount of detail, that requires a committee vote.

    Before you plan any reno, you should get yourself on the executive committee at the AGM so you can influence situations like this.

    Otherwise tell strata nothing, play loud music while the work is going on and if anyone asks tell them you're replacing the built in wardrobes and getting new blinds installed. Which don't usually need permission.

  • Richmond Tigers on 04/10/2022 - 17:42

    The dictionary meaning of renovation is "the act or process of repairing and improving something,", if the owners do not like how the strata is dealing with things, bombard them with "renovation" requests, like really trivial things to annoy the shit out of them.

  • tabitha731 on 05/10/2022 - 07:19
    +2

    Maybe I'd U spent some time in strata meetings you would understand why the strata asks for these "picky" requirements. They're not doing it to be vindictive they're doing it to protect the others in ur unit block. 1 rule for all. I personally don't want some dodgy mate doing my kitchen. I want someone licenced who knows wat they're doing

  • doctordv8 on 05/10/2022 - 07:44

    If the Property Rules require a Builder License, so be it.

    First, ask them why and then understand the situation from all Stake Holder's points of view.

  • Mugsy on 05/10/2022 - 08:10

    Just give them the tradies' respective license.

    • strata has probably had bad experiences with tradies in the past, thus they want to be making sure you're doing your due diligence (i.e. hiring someone that's adequately licensed to perform the work)
    • probably just poor wording when they say builder as opposed to the tradie's license number… if they do want a builder I'd say that's overkill. I've never seen strata by-laws mandate the use of a builder, nor do I believe it to be a valid by-law if it's there (Google "invalid by-law" for more info). What if there's water leak or clogged drain?… call a builder as opposed to a plumber? Most builders subcontract out anyway.
    • as others have said, get on the strata committee (as an ordinary member)… you'll learn things about the running of strata and also be able to navigate around this stuff better
  • 82norm on 05/10/2022 - 09:08

    License for internal paint job. Why would you even bother telling them? Next time, maybe for any reno work, just inform your neighbours. Let them know there maybe some noise for a day or two, traffic movement around common areas and leave it at that. (Provided it’s not structural work or common property).

    • Odin on 05/10/2022 - 13:21

      Imagine asking for permission to paint inside your own home… Strata is cooked.

  • SydneySwan on 05/10/2022 - 09:12

    I have had kitchens completely renovated in 2 units, last one about 3 years ago. I had to get strata approval but no request was made for builders license info. Both in NSW.

  • trankillity on 05/10/2022 - 10:03

    In my strata, you only need to get consent from the owners board if the improvement is to a common area (i.e. not internal), and the improvement costs > $3000. I believe this is the national guidance and cannot be avoided. Your own strata's bylaws will have specific handling for internal improvements.

  • ashtdp on 05/10/2022 - 11:31

    I think all strata’s do ask for Tradie’s license and insurance, atleast our Strata does (Unless we both are in same apartment complex and other Starats don’t usually ask, then damn we will need a new Strata 😆).

    This is to make sure the works are carried out by qualified personnel and to make sure cover is available for any damages that arise duirng or post renovation not just in the kitchen but also to common areas while moving material. Depending on kitchen location and age of the building, some inefficient tradie can easily cause damage to walls or windows which falls under Strata responsibility to fix otherwise.

    I am part of our Owners Corporation and have approved few renovations in our complex provided that the unit owner gave the dates, timings, Tradie license and insurance, and rough diagrams of proposed works. Strata Manager collects these details before even presenting to committee, so I always thought it’s a standard practice unless someone or any by-laws says otherwise.

  • Odin on 05/10/2022 - 13:20

    Holy moly strata is the worst.

    I'd just be DIYing this job and frankly it's none of their business. The kitchen is entirely lot property. If you're not touching common property or causing any disturbance to anyone outside of normal noise, it's really none of their business.

    If your demolitioning and making noise a courtesy advisory would be warranted but any further get (profanity).

    Imagine not being allowed to do things in your own home…

  • thwarted on 05/10/2022 - 21:43
    +1

    Just tell them that the contractors aren't builders and get on with the job. If there's any blowback use the dispute resolution process to resolve it. Don't forget that YOU are the owner and YOU employ the strata managers to manage the building on YOUR behalf. Some Strata managers are pushy because they have ineffective committees and if the manager didn't exert control nothing would ever get done. Finally, get yourself on the committee and direct the strata managers in the way you and the other owners see fit.

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