Sydney apartment strip outs are not the same job as a freestanding home. The walls between you and your neighbour are common property. The lift you'll move waste through is shared. The hours you can run a jackhammer are dictated by the by-laws. Get the approval process right and the job runs smoothly. Skip it and you'll be in front of NCAT.
The three categories of strata renovation work
Under the Strata Schemes Management Act 2015 (NSW), renovations are split into three categories. Each one needs a different level of approval.
Cosmetic work
Painting, filling minor wall holes, replacing handles, hanging pictures. No approval needed. Almost no strip out work qualifies as purely cosmetic.
Minor renovations
Renovations that don't affect the structural integrity of the building or the external appearance. Most kitchen, bathroom, and floor strip outs in apartments fall here. These need approval by ordinary resolution at a general meeting, or by the owners corporation under a delegated by-law if one is in place. A 50%-plus vote is enough.
Major renovations
Anything affecting common property, structural elements, waterproofing, or the external appearance. Approval needs a special resolution - 75% of votes cast at a general meeting. Most full apartment strip outs that involve removing wet area waterproofing fall into this category, because waterproofing in apartments is almost always common property even when it sits inside your unit.
The waterproofing trap
This is where Sydney apartment owners most often get caught. The bathroom waterproofing membrane is usually classified as common property because a failure affects the unit below. Stripping out a bathroom and removing the membrane is, technically, work to common property - and that triggers the special resolution pathway in most schemes. A good strata lawyer or experienced strip out company will tell you this before you book the job.
What the owners corporation will want to see
Detailed scope of works
Identity and licences of the contractors performing the work
Public liability insurance certificate (typically $20 million minimum)
Workers compensation insurance for all on-site workers
Schedule of works including start date, duration, and working hours
Lift booking and protection requirements
Waste removal plan including times and bin locations
Asbestos clearance documentation where applicable
Engineering certification for any structural work
Make-good commitment for any common property damage
Working hours - the part everyone forgets
Most Sydney strata schemes restrict noisy work to weekday business hours and Saturday mornings. Some prohibit Sunday and public holiday work entirely. A strip out company quoting on the assumption of Saturday afternoon work, or expecting unrestricted lift access, will under-quote the program. Always check the by-laws before pricing.
Lift bookings and waste flow
In a Sydney high-rise, lift bookings often need to be made days in advance and run in two-hour windows. Padding, floor protection, and lift technician attendance are sometimes required. The strip out crew needs to plan waste removal around lift availability or the job stalls. Experienced operators build that into the program. Cheap operators don't, and the building manager ends up calling you about waste in the corridor.
Practical sequence
Pull the building's by-laws and any renovation policy from your strata manager
Get the scope and contractor details from the strip out company in writing
Submit a formal renovation application to the owners corporation
Allow four to eight weeks for approval depending on whether a general meeting is needed
Confirm working hours, lift bookings, and waste plan with the building manager before start