ACT Unit Title Renovation Approval Kit

This kit is for owners in an ACT units plan who want to renovate. It has a quick-start guide, letters you can copy into Word or Google Docs, a document checklist and a response tracker. Every template has a Copy button. Fill in the parts in [square brackets] and delete anything that doesn't apply.

We checked it against the Unit Titles (Management) Act 2011 (republication in force from 26 June 2026), the default rules in Schedule 1 of the Unit Titles (Management) Regulation 2011, the Unit Titles Act 2001, and ACT Government and ACT Civil and Administrative Tribunal (ACAT) guidance on 29 October 2026. Where we couldn't confirm a point, we say so. Section numbers are from the Unit Titles (Management) Act 2011 unless we name another law.

Part 1: Quick-start guide

What needs approval

Three things decide whether you need approval:

1. What the work touches: only your unit, or common property too.
2. Your unit class: a class A unit (most apartments, bounded by floors, walls and ceilings) or a class B unit (a unit made up of land, common for townhouses).
3. Your owners corporation's rules. The default rules apply unless your owners corporation has registered alternative rules that change them.

Your owners corporation can change default rule 1.4 with alternative rules, and can add rules on other matters, such as flooring or working hours. Alternative rules can't prohibit or restrict sustainability infrastructure, and can't be harsh, unconscionable or oppressive (s 108(3)). Ask your executive committee or strata manager for a copy of your rules.

Unit or common property?

In a class A unit, the boundary with common property or another unit lies along the centre of the floor, wall or ceiling, unless the units plan says otherwise. For an external wall, the boundary is the centre of the wall, and the outer part is common property (Unit Titles Act 2001, ss 14 and 15).

You must keep your unit in good repair (default rule 1.3). The owners corporation maintains the common property. In a building with class A units, it also maintains load-bearing walls, columns, footings, slabs and beams, and any part of a balcony, whether or not they are common property (s 24).

In a class B unit, you generally own and look after the buildings on your unit. The owners corporation only takes these on if a special resolution says so (s 24(1)(g)).

Real examples

• New carpet, paint or kitchen cupboards in the same spot: inside your unit and not a structure. Usually no approval, but follow the noise and nuisance rules.
• New timber or tile floors: the default rules don't mention flooring, but your alternative rules might. Impact noise can breach default rule 1.10. It isn't clear whether new flooring counts as altering a structure under default rule 1.4, so ask first.
• Bathroom renovation: new tiles and fittings inside your unit are usually your business. If the work touches the slab, a load-bearing wall or shared pipes, it affects parts the owners corporation maintains. Get permission.
• Split-system air conditioner: the executive committee can approve an outdoor unit that extends over common property as a minor use (Schedule 2, s 2.4). If your rules treat it as a structure on common property, default rule 1.4 needs a special resolution. Ask the committee which applies.
• Solar panels and other equipment that improves your unit's environmental sustainability: permission can't be unreasonably withheld, and looks alone aren't a reason to refuse (default rule 1.4(3)). The owners corporation can also approve sustainability infrastructure on common property by ordinary resolution after weighing its costs and benefits (s 23).
• Removing a load-bearing wall: the owners corporation maintains it. You'll need a special resolution and building approval.
• Enclosing a balcony: the owners corporation maintains balconies. You'll need permission under default rule 1.4, and probably building approval.
• Using a courtyard that is common property: you'll need a special privilege rule.

What to submit

There is no form set by law. A clear written request with the documents in Part 4 gives the owners corporation enough to decide. Permission under default rule 1.4 needs a special resolution, so ask the executive committee to put your motion to a general meeting. For a minor use of common property or noisy work, the executive committee can decide itself.

Who decides

• The executive committee exercises the owners corporation's functions, as directed by resolutions at general meetings (s 35). It can approve a minor use of common property, and give written permission for noise or a use that would otherwise be a nuisance.
• A special resolution at a general meeting gives permission under default rule 1.4, grants special privileges and makes alternative rules. It passes if more votes are for it than against, and the votes against are no more than a quarter of the votes that people present (including proxies) could cast (Schedule 3, s 3.16). Smaller owners corporations have different counts.
• An ordinary resolution approves sustainability or utility infrastructure on common property (s 23). It passes if more votes are for it than against (Schedule 3, s 3.15).
• An unopposed resolution passes if no votes are against it and at least one is for it (Schedule 3, s 3.17). It's needed before a development application to vary the common property lease (Unit Titles Act 2001, s 166).
• A unanimous resolution needs every person entitled to vote to be present, represented by proxy or voting by absentee vote, with no votes against (Schedule 3, s 3.18). It's needed to change unit or common property boundaries.

The "must not unreasonably refuse" rule only covers sustainability infrastructure (default rule 1.4(3)). For other work there is no such rule, but ACAT can review a decision on its merits, and can give effect to a motion that failed if it finds the opposition was unreasonable (s 129).

Timelines

• No deadline in law. Neither the Act nor the default rules set a time for the owners corporation to answer a renovation request, and there is no deemed approval. Ask for a reply by a reasonable date in your letter and follow up (Part 6).
• Notice of a general meeting must be expected to reach owners at least 14 days before the meeting, or 21 days if a motion needs an unopposed or unanimous resolution. For those motions, the notice must include the text of the motion (Schedule 3, ss 3.6 and 3.7).
• The AGM must be held each financial year, within 15 months after the last one (Schedule 3, s 3.2).
• A meeting owners ask for: owners entitled to vote on all motions, whose units together hold at least a quarter of the total unit entitlement, can make a written meeting request. The executive committee must hold the meeting within 28 days after receiving it (Schedule 3, s 3.5).
• ACAT appeals: within 28 days of the decision.

Recent changes

• We found no change in 2025 or 2026 to the rules on renovation approvals. Default rule 1.4 is the same in the regulation in force from 26 November 2025.
• Amendments that started on 26 November 2025 and 26 June 2026 were technical. The June 2026 change corrected a cross-reference in s 23.
• New ACAT fees started on 1 July 2026.
• Changes to the Building Act 2004 from the Property Developers Act 2024 started on 1 October 2026. They deal with property developers. We couldn't confirm whether any of them affect an owner renovating a unit.
• The Housing and Consumer Affairs Legislation Amendment Bill 2026 was introduced on 17 September 2026 and is still before the Legislative Assembly. If passed, the quorum for a general meeting drops from half to a quarter of the units, proxy and absentee votes count towards the quorum, and decisions made with a reduced quorum take effect the next day. The unit titles changes would start 3 months after the Act is notified. It doesn't change renovation approvals, but it makes it easier for a meeting to vote on your motion.
• The ACT Government has responded to the Legislative Assembly's 2026 inquiry into the management of strata properties. We found nothing in the response about renovation approvals. Check the ACT Government's law reform page before you rely on this.

If the owners corporation says no

1. Ask for the reasons in writing, then fix what you can and resubmit. For sustainability infrastructure, point to default rule 1.4(3).
2. Put it to a general meeting as a motion (Part 7). Owners holding a quarter of the unit entitlement can require a meeting.
3. Try to resolve it directly, in writing or at a meeting. The Act sets no compulsory internal process, but ACAT expects you to try first. Write down and sign any agreement you reach.
4. Apply to ACAT. An owner can apply about a dispute with the owners corporation or the executive committee (s 125). ACAT can order a party to do or not do something, repeal or amend a resolution after a merits review, or give effect to a motion that failed if opposition to it was unreasonable (s 129).
5. Pay the fee. From 1 July 2026 an application costs $195 for an individual or $392 for a corporation. You're exempt if you're the primary holder of a Health Care Card, Low Income Health Care Card or Pensioner Concession Card, or a listed legal service represents you. You can ask for a waiver if the fee would cause hardship, or a deferral. See ACAT fees.
6. Expect a directions hearing first. ACAT may then set a conference or mediation, usually within a couple of weeks. If there's no agreement, the case goes to a final hearing. You don't need a lawyer, and ACAT generally can't order legal costs.
7. Appeal within 28 days of the decision if you think ACAT made an error. An appeal within ACAT costs $707 for an individual.

Don't start work without permission. The owners corporation can give you a rule infringement notice, and not complying is an offence (ss 109 and 110). It can also recover the cost of work needed because of a breach of the rules (s 31).

Building rules that apply as well

• Building approval: most building work needs building approval from a building certifier, and some needs development approval. Some alterations are exempt, but not if the work may affect the structure, a fire-rated wall, ceiling or floor, ventilation, fire protection or other mechanical services, fire exits, or natural light (Building (General) Regulation 2008, s 6 and Schedule 1). See check if you need a building approval.
• Licences: builders must be licensed for work that needs building approval. Electricians, plumbers, drainers and gasfitters need licences too. Check a licence on the public register through Access Canberra.
• Residential building insurance: the warranty and insurance part of the Building Act applies to residential building work costing $12,000 or more (Building (General) Regulation 2008, s 37). For insurable work, the builder must give the certifier a residential building insurance policy or a fidelity certificate before work can start (Building Act 2004, s 37(4)). Insurable buildings have no more than 3 storeys, not counting storeys used only for parking. The ACT Government says cover is capped at $85,000.
• Statutory warranties last 6 years for structural work and 2 years for other work (Building (General) Regulation 2008, s 38).

What we couldn't confirm

• Section links on AustLII, which blocked our checks. Our links go to the ACT Legislation Register instead.
• Whether new flooring counts as altering a structure under default rule 1.4.
• How the executive committee's power to approve a minor use of common property fits with default rule 1.4 for air conditioners.
• Any right for an individual owner to have a motion put on the agenda. We found none (see Part 7).
• Whether the Building Act changes that started on 1 October 2026 affect renovations.
• When, or whether, the 2026 bill will pass.
• The $85,000 insurance cap in the regulation itself. We relied on the ACT Government's summary.

Part 2: Application letter for works needing approval

Application for approval of renovations

Copy

[Your name]
[Your address]
[Email] · [Phone]

[Date]

The Owners – Units Plan No [number]
C/- [Strata manager, or Executive committee secretary]
[Address or email]

Request for approval of renovation works – Unit [unit number], [street address]

Dear Executive Committee,

I am the owner of Unit [unit number]. I am asking for the owners corporation's permission for the works described below, under [default rule 1.4 / Schedule 2, section 2.4 of the Unit Titles (Management) Act 2011 / rule [number] of our registered rules].

1. The work
[Describe each item, e.g. "Install a split-system air conditioner. The outdoor unit will sit on the balcony floor against the rear wall, below the balustrade line, in a colour matching the wall."]

2. Common property or structure affected
[e.g. One 65 mm hole through the external wall for pipework, sealed and painted to match. No other common property is affected.]

3. How I'd like it decided
[If it's a minor use of common property: I ask the executive committee to approve it under Schedule 2, section 2.4.] [If it needs a special resolution: Please put the attached motion to the next general meeting.] [If it's sustainability infrastructure: I note that under default rule 1.4(3), permission must not be unreasonably withheld.]

4. Dates and working hours
Start: [date]. Finish: [date].
Hours: [e.g. 7 am to 5 pm, Monday to Friday], in line with our rules.

5. Builder or tradespeople
[Business name], ACT licence number [number], [phone]. Public liability insurance with [insurer], certificate attached, expiry [date].

6. Noise, dust and waste
[e.g. Drilling between 9 am and 3 pm only. Dust sheets in common areas. All rubbish removed by the contractor.]

7. Conditions I'm offering
☐ Work done by ACT-licensed builders and trades
☐ Colours and materials to match the building
☐ I will repair any damage to common property at my cost
☐ I will maintain the installation and any affected common property
☐ [Other]

8. Attachments
☐ Plans, photos or product specifications
☐ Builder licence and insurance certificates
☐ Building approval or certifier's advice (if needed)
☐ [Other]

I would be grateful for a reply by [date, e.g. 28 days from today]. I'm happy to answer questions or meet to go through the plans.

Yours sincerely,

[Signature]
[Your name]

Part 3: Request for a special resolution (and special privilege rule)

Use this when the work needs permission under default rule 1.4, which takes a special resolution. If you also want exclusive use of part of the common property for 3 months or more, you'll need a special privilege rule, also made by special resolution, with your written consent. Get the strata manager or a lawyer to draft that rule. It must say who maintains the area, and it must be registered.

Request for a special resolution

Copy

[Your name]
[Your address]
[Email] · [Phone]

[Date]

The Secretary
The Owners – Units Plan No [number]
C/- [Strata manager]

Motions for the next general meeting – Unit [unit number]

Dear Secretary,

I am the owner of Unit [unit number]. Please include the following motions on the agenda of the next general meeting.

Motion 1 (special resolution)
That the owners corporation gives the owner of Unit [unit number] express permission under default rule 1.4 [or: rule [number] of our registered rules] to carry out the works described in the attached scope, on condition that:
(a) the work is done by ACT-licensed builders and trades at the owner's cost;
(b) the owner obtains any building or development approval the work needs;
(c) the owner of Unit [unit number] maintains the work and repairs any damage it causes;
(d) [other conditions].

Motion 2 (special resolution), if exclusive use is needed
That the owners corporation makes the attached special privilege rule giving the owner of Unit [unit number] exclusive use of the area of common property shown on the attached plan, with the owner of Unit [unit number] responsible for the maintenance stated in the rule, and lodges the rule for registration. I give my written consent to the rule, and I will pay the costs of preparing and registering it.

Explanatory note
[Explain the work, why it's needed, and how you'll manage noise, dust and waste.]

Attachments
☐ Scope of works, plans and specifications
☐ Builder licence and insurance certificates
☐ Building approval or certifier's advice (if needed)
☐ Draft special privilege rule (Motion 2 only)

Yours sincerely,

[Signature]
[Your name]

Part 4: Document checklist

Renovation document checklist

Copy

Unit [unit number], Units Plan No [number]. Work: [short description]

Rules and plan first
☐ A copy of the owners corporation's rules (default rules, and any registered alternative rules)
☐ Any rule on renovations, flooring, noise, working hours or appearance
☐ Unit class: class A or class B
☐ The units plan, showing where your unit's boundaries are

Plans and scope
☐ Written scope of works, room by room
☐ Plans, drawings or marked-up photos
☐ Product specifications (flooring, air conditioner, windows, solar, fixtures)
☐ Start date, finish date and stages

Builder and trades
☐ ACT licence numbers, checked on the Access Canberra public register
☐ Public liability insurance certificate (with expiry date)
☐ Residential building insurance or fidelity certificate if the work costs $12,000 or more and the building is insurable

Working hours, noise, dust and waste
☐ Working hours matching the rules
☐ Noisy work times, and the executive committee's written permission if needed
☐ Dust control
☐ Waste plan: who removes rubbish, when and how
☐ Lift booking and protection

Flooring
☐ Acoustic report or underlay specification (if your rules or the committee ask)

Wet areas
☐ Waterproofing scope and the installer's details
☐ Promise to give a waterproofing certificate when finished

Common property
☐ What common property is touched (slab, load-bearing walls, shared pipes, facade, balcony)
☐ Access needed to common property (car park, roof, service cupboards)
☐ How it will be protected and restored
☐ Who will maintain it afterwards

Approvals
☐ Building approval, or a certifier's advice that the work is exempt
☐ Development approval, if needed

Part 5: Response tracker

The ACT sets no deadline for a reply, so this tracker uses the date you asked for in your letter. It flags when to send each follow-up. Paste the table into Excel or Google Sheets starting at cell A1, then format columns B, C and E as dates. Change the 28 in column C to whatever reply period you asked for.

Response tracker (paste into a spreadsheet)

Copy

Request	Date received by owners corporation	Reply requested by	Days left	Date of reply	Reply	Status
[Air conditioner, Unit 7]	15/11/2026	=IF(B2="","",B2+28)	=IF(OR(C2="",E2<>""),"",C2-TODAY())			=IF(B2="","",IF(E2<>"","Answered: see reply",IF(TODAY()>C2+28,"Send firmer reminder",IF(TODAY()>C2,"Send polite follow-up","Waiting"))))

What each formula does

• Reply requested by (column C): the date received plus 28 days.
• Days left (column D): days until that date. It goes blank once a reply is logged.
• Status (column G): Waiting, then Send polite follow-up once the date passes, then Send firmer reminder 28 days after that.

Copy row 2 down for each new request.

Part 6: Follow-up letters

Polite follow-up

Copy

[Date]

Dear Executive Committee,

Renovation approval request – Unit [unit number], Units Plan No [number]

I sent my request for approval of renovation works on [date sent], and I believe it was received on [date received]. I'm writing to check on its progress.

Is there anything else you need from me? I'm happy to provide more information or meet to go through the plans.

I'd appreciate an update on when the committee expects to decide, or when the motion will go to a general meeting.

Kind regards,

[Your name]
[Phone]

Firmer reminder

Copy

[Date]

Dear Executive Committee,

Renovation approval request – Unit [unit number], Units Plan No [number]: second reminder

I asked for approval of renovation works on [date sent]. The request was received on [date received], and I followed up on [date of first follow-up]. I have not yet received a decision.

[If the work is sustainability infrastructure: Under default rule 1.4(3) of the Unit Titles (Management) Regulation 2011 (or rule [number] of our rules), the owners corporation's permission must not be unreasonably withheld.]

Please let me have a written decision, or confirm the date of the general meeting that will consider my motion, by [date, e.g. 14 days from today]. If I don't hear by then, I will ask owners to join me in requesting a general meeting and consider applying to the ACT Civil and Administrative Tribunal. I would rather resolve this directly, so please let me know if anything is missing from my request.

Yours sincerely,

[Your name]
[Phone]

Part 7: Request to put a motion on the agenda

There's no section giving an individual owner the right to add a motion to a general meeting agenda. The chairperson sets the agenda with the secretary and manager, following the Minister's meeting agenda guidelines (s 41). Those guidelines require every general meeting agenda to include voting on any motions, and general business. Most committees will include a reasonable motion if you ask early.

Owners entitled to vote on all motions, whose units hold at least a quarter of the total unit entitlement, can make a written meeting request stating the matters to be considered. The executive committee must hold the meeting within 28 days (Schedule 3, s 3.5), and the guidelines require those matters to be on the agenda.

Request to put a motion on the agenda

Copy

[Date]

The Chairperson and Secretary
The Owners – Units Plan No [number]
C/- [Strata manager]

Motion for the next general meeting – Unit [unit number]

Dear Chairperson and Secretary,

I am the owner of Unit [unit number]. Please include the following motion on the agenda of the next general meeting [or: the annual general meeting due in [month]].

Motion
Type of resolution: [special resolution / ordinary resolution / unopposed resolution / unanimous resolution]. That the owners corporation approves the renovation works to Unit [unit number] described in the attached request dated [date], subject to the conditions in that request.

Explanatory note
[Explain the work in plain terms, why it's needed, how you'll manage noise, dust and waste, and the conditions you're offering. Mention the attached documents.]

Attachments
[List them.]

[Optional, if owners holding at least a quarter of the total unit entitlement are signing: We, the owners listed below, are entitled to vote on all motions and together hold at least a quarter of the total unit entitlement. We request a general meeting to consider this motion, under Schedule 3, section 3.5 of the Unit Titles (Management) Act 2011.]

Yours sincerely,

[Signature]
[Your name], owner of Unit [unit number]

Part 8: Notice to neighbours and 10 tips

Notice to neighbours

Copy

Renovation notice: Unit [number]

Hello neighbours,

We're renovating our [kitchen / bathroom / floors] at Unit [number] and wanted to let you know before work starts.

When: [start date] to [finish date]
Working hours: [e.g. 7 am to 5 pm, Monday to Friday]
Noisiest days: [dates, e.g. demolition on 3 and 4 March]
Lift: booked for deliveries on [dates], with protective blankets

[The owners corporation has approved the work. / The work is inside our unit and doesn't need approval.] Our builder is [business name], ACT licence [number].

We'll keep noise and dust to a minimum and clean up common areas every day. If anything bothers you, please contact us directly and we'll sort it out quickly.

[Your name] · Unit [number] · [phone] · [email]

Thanks for your patience!

10 tips for getting a yes

1. Get the rules and units plan first. Your alternative rules may change default rule 1.4, and the plan shows your unit's boundaries.
2. Work out who decides. A minor use of common property can go to the executive committee. A structure under default rule 1.4 needs a special resolution at a general meeting.
3. Send the full pack once. Use the Part 4 checklist so the committee can decide, or put your motion to a meeting, without coming back to you.
4. Match the building. Colours, materials and positions that match make approvals easy.
5. Talk to the strata manager early. Ask when the next general meeting is and what the committee usually asks for.
6. Speak to the neighbours below and beside you. Flooring, air conditioners and bathrooms affect them most, and their votes count.
7. Offer sensible conditions yourself. Quiet hours, repair of any damage and maintenance at your cost.
8. Pay the costs of anything done for you, such as drafting and registering a special privilege rule.
9. Keep everything in writing, with dates. You'll need it if you apply to ACAT.
10. Don't start early. Work without permission can lead to a rule infringement notice and an order to undo it.

Sources

• Unit Titles (Management) Act 2011 (ACT)
• Unit Titles (Management) Regulation 2011 (ACT), including the default rules in Schedule 1
• Unit Titles Act 2001 (ACT)
• Unit Titles (Management) (Meeting Agenda) Guidelines 2023
• Housing and Consumer Affairs Legislation Amendment Bill 2026
• Building Act 2004 (ACT)
• Building (General) Regulation 2008 (ACT)
• ACT Government: owning a unit
• ACT Government: changes to tenancy, consumer and property laws
• ACAT: unit titles disputes
• ACAT: fees
• ACT Planning: check if you need a building approval
• ACT Planning: builders' responsibilities and residential building insurance
• ACT Planning: construction licences
• Access Canberra: choosing a tradesperson