Northern Territory Unit Title Renovation Approval Kit

This kit is for owners in a Northern Territory unit title scheme 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 Title Schemes Act 2009 and the Unit Title Schemes (Management Modules) Regulations 2009, the Unit Titles Act 1975 and the Unit Titles (Management Modules) Regulations 2009, the NT building laws and NTCAT guidance on 29 October 2026. Where we couldn't confirm a point, we say so. Section numbers below are from the Unit Title Schemes Act 2009 unless we say otherwise.

Part 1: Quick-start guide

Which Act applies to your scheme

The NT has two unit title Acts:

• The Unit Title Schemes Act 2009 started on 1 July 2009. It covers schemes formed under it, which are generally the newer developments, and older developments that converted to it (s 110 and s 111). These schemes have a scheme statement, and the by-laws are in it or in Schedule 2 of the Act.
• The Unit Titles Act 1975 still covers older developments registered as a units plan or building development plan that haven't converted (s 113 of the 1975 Act). In these schemes the body corporate is called the corporation, owners are proprietors, and the rules are the articles and by-laws.

Your body corporate manager or the committee can tell you which Act applies. The rest of this guide follows the 2009 Act, with the older Act's rules noted where they differ.

What needs approval

Three things decide whether you need approval:

1. What the work touches: only the inside of your unit, the outside look, or common property.
2. Which Act your scheme is under (see above).
3. Your scheme's by-laws. Check them for rules on flooring, appearance, noise and renovations.

Under the 2009 Act, a wall, floor or ceiling that separates your unit from another lot is not part of your unit unless your scheme statement says otherwise (s 37(2)). Drilling into, cutting or removing those parts usually means touching common property.

The default by-laws in Schedule 2 of the Act apply to your scheme subject to any by-laws in your scheme statement (s 95). Your scheme statement can change them or add new ones, so get a copy first.

If your scheme is under the Unit Titles Act 1975, the default articles in Schedule 1 of that Act say:

Owners in these schemes must also not interfere with the support or shelter given to another unit or the common property, or with shared pipes, wires and ducts (s 79A of the 1975 Act). Your corporation may have changed its articles, so check the registered copy.

Real examples

• New carpet, paint or a kitchen in the same layout: inside your unit. Usually no approval under the 2009 Act. Default by-law 1 bans conduct, including loud noise, that unreasonably affects other people's enjoyment of the scheme, so keep noise down. In an older scheme, check whether the work counts as altering a structure under article 2(4)(e).
• New timber or tile floors: the default by-laws have no flooring rule, but your own by-laws might. The floor between units is generally common property. Expect to be asked for acoustic details.
• Bathroom renovation: if the work touches the walls or floor between units, the waterproofing over a common floor or shared pipes, it touches common property and needs approval. It may also need a building permit.
• Split-system air conditioner: the outdoor unit usually changes the external appearance (by-law 4), and fixing it to or through a common wall disturbs common property (by-law 2). Get written approval.
• Removing a wall: walls between units, and structural walls, are usually common property. You'll need approval, a building permit and a registered building certifier.
• Using a courtyard or car space that is common property: you'll need an exclusive use by-law.

What to submit

There is no form set by law. A clear written request with the documents in Part 4 gives the body corporate enough to decide. You have a right to see the body corporate's records: once you apply as the management module requires, it must let you inspect them or give you a copy within 10 working days (s 81). Use this to get the scheme statement and by-laws before you apply.

Who decides

• The default by-laws need a majority resolution of the body corporate. That means the votes in favour must be more than 50% of all the units in the scheme, not just those at the meeting (s 79(6)). An approval lasts until the body corporate cancels it by majority resolution (default by-law 7).
• Your own by-laws may let the committee decide. The body corporate can also delegate its powers to the committee or the body corporate manager (s 30).
• Committee decisions can be opposed. Owners holding at least 50% of the interest entitlements can oppose a committee decision within 7 working days after the minutes are sent out. The committee can't act on the decision until that time passes (management modules 1 and 2, clauses 21 and 22).
• Other resolutions: a special resolution needs at least two-thirds of the votes cast, and the units voting against can't hold more than 25% of the contribution entitlements. A resolution without dissent needs no votes against. A unanimous resolution needs every unit to vote in favour (s 79).
• A by-law change needs a special resolution, then certification by the schemes supervisor and lodgement (s 95A). A change to an exclusive use by-law needs a unanimous resolution (s 97(3)).

Acting reasonably: the body corporate must act reasonably in performing its functions (s 27(2)), and so must the committee (s 75(2)). The default by-laws don't say in words that approval can't be unreasonably withheld. But an owner can take a decision that is unreasonable, oppressive or unjust to NTCAT (s 84).

Timelines

• No deadline in law. Neither Act, the management modules nor the default by-laws set a time for the body corporate to answer a renovation request, and there is no deemed approval. Ask for a reply by a reasonable date and follow up (Part 6).
• Committee minutes go to owners within 21 working days after the meeting. A committee approval only takes effect once the 7 working day opposition period has passed.
• General meetings need at least 14 working days' written notice, or 21 working days if a resolution without dissent or unanimous resolution will be moved. The notice must include the full text of any special, without dissent or unanimous resolution (management module 2, clause 32).
• The annual general meeting must be held at least once each calendar year, and within 15 months after the last one (clause 29).
• Quorum: owners holding at least 50% of the interest entitlements must be present. Without a quorum, only ordinary resolutions can be passed as interim resolutions, so a majority resolution can't be (clauses 33 and 34).
• NTCAT must give its decision within 28 days after the hearing ends.

Recent changes

• We found no changes to the Unit Title Schemes Act 2009 or the Unit Titles Act 1975 in 2025 or 2026. The current versions are as in force at 27 November 2023.
• From 6 December 2025, the Building Legislation Amendment (Fidelity Fund) Act 2025 changed how the fidelity fund scheme is run.
• From 30 March 2026, the fidelity fund threshold rose from $12,000 to $25,000, and so did the value at which some building contractor rules start. Contracts signed before that date stay under the old figure.
• From 1 July 2026, NTCAT fees changed. The figures below are the new ones.
• We found nothing starting in October 2026 that affects renovation approvals.

If the body corporate says no

1. Ask for the reasons in writing, then fix what you can and resubmit.
2. Put it to a general meeting as a motion (Part 7). Collect proxies, because a majority resolution needs more than half of all units.
3. Ask about conciliation. The Act gives the unit title schemes supervisor the job of providing conciliation for unit title disputes (s 100).
4. Apply to NTCAT. An owner can apply if they claim a decision is unreasonable, oppressive or unjust, or that the body corporate or committee has failed or unreasonably refused to use a power (s 84 and s 85). NTCAT can confirm, vary or reverse the decision, or order the body corporate to act (s 86). Older schemes have the same kind of right under s 106 of the 1975 Act.
5. Know the fees. From 1 July 2026, an application under the Unit Title Schemes Act 2009 costs $454, and under the Unit Titles Act 1975 it costs $518. The first hearing day is free, then $174 a day for days 2 to 4. You can ask for a fee waiver if paying would cause financial hardship. See the NTCAT fees.

Don't change common property without approval. The body corporate can give you a contravention notice requiring you to stop and fix the breach, and not complying is an offence (s 96).

Building rules that apply as well

• Building permit: you must not carry out building work without a building permit, unless the work is exempt (Building Act 1993, s 55). Building work includes alterations and repairs. Permits come from a registered building certifier. NT Government guidance says a bathroom renovation in a house that changes walls, fixtures or plumbing needs a permit. Ask a certifier about your job.
• Builder registration: a registered building contractor is required for prescribed building work. Renovations or alterations to an existing house or apartment building that don't increase its floor area are not prescribed building work. From 30 March 2026 the minimum value is $25,000 (Building Regulations 1993, regs 41A and 41E).
• Fidelity fund (residential building insurance): a fidelity fund certificate or policy is needed for residential building work of at least $25,000. It applies to houses and to apartment buildings of up to 3 residential storeys, including extensions. Renovations that don't increase the floor area aren't covered unless they're in the same contract as an extension (Building (RBI and Fidelity Fund Schemes) Regulations 2012, reg 5).
• Licensed trades: use licensed plumbers and electricians, and ask for the electrical certificate of compliance when the work is done.

What we couldn't confirm

• Whether a committee can give an approval under the default by-laws, which say "majority resolution of the body corporate", without a general meeting.
• How to contact the unit title schemes supervisor named in the Act, whether it offers conciliation now, and what it costs.
• Whether NT Consumer Affairs handles unit title disputes.
• Whether a brand new exclusive use by-law needs a special resolution or a unanimous resolution. Plan for a unanimous one.
• The NT Government's own guidance pages on unit titles and building permits. They blocked our checks, so we relied on the legislation and a summary of the permits page.
• Whether a building certifier needs the body corporate's consent before issuing a permit for work on a unit.
• Any time limit to apply to NTCAT, and the appeal rules.
• The rules in the Unit Titles Act 1975 management modules beyond meetings. This kit follows the 2009 Act.

Part 2: Application letter for works needing approval

Application for approval of renovations

Copy

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

[Date]

The Body Corporate for [scheme name], [scheme or units plan number]
C/- [Body corporate manager, or Committee secretary]
[Address or email]

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

Dear Committee,

I am the owner of Unit [unit number]. I am asking for the body corporate's written approval for the works described below, under [default by-law 2 (disturbing common property) / default by-law 4 (appearance of unit) / by-law [number] of our scheme statement / article [number] of our articles].

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 appearance 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 understand this will be decided
[e.g. Under default by-law 7, an approval is given by majority resolution of the body corporate. Please let me know if the committee can decide it, or if it needs to go to a general meeting.]

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

5. Builder or tradespeople
[Business name], [building contractor registration number, if registered], [plumber or electrician licence numbers], [phone]. Public liability insurance with [insurer], certificate attached, expiry [date].

6. Building permit
[A building permit is needed and will be obtained from [certifier name] before work starts. / A building certifier has advised that no building permit is needed.]

7. 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.]

8. Conditions I'm offering
☐ Work done by licensed and, where needed, registered 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]

9. Attachments
☐ Plans, photos or product specifications
☐ Contractor registration, licence and insurance certificates
☐ Building permit or certifier's advice
☐ [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 general meeting resolution (and exclusive use by-law)

Use this when the approval has to be decided at a general meeting, for example because the default by-laws need a majority resolution. If you also want special rights over part of the common property, you'll need an exclusive use by-law. That by-law must be certified by the schemes supervisor and lodged with the Registrar-General before it has effect. Get the body corporate manager or a lawyer to draft it.

Request for a general meeting resolution

Copy

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

[Date]

The Secretary
The Body Corporate for [scheme name], [scheme or units plan number]
C/- [Body corporate 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 (majority resolution)
That the body corporate approves the works to Unit [unit number] described in the attached scope, under [default by-law 2 / default by-law 4 / by-law [number]], on condition that:
(a) the work is done by licensed and, where needed, registered trades at the owner's cost;
(b) the owner of Unit [unit number] maintains the work and repairs any damage it causes to common property;
(c) [other conditions].

Motion 2 (unanimous resolution), if exclusive use is needed
That the body corporate makes the attached exclusive use by-law giving Unit [unit number] special rights over the area of common property shown on the attached plan, and arranges for it to be certified by the schemes supervisor and lodged with the Registrar-General. I will pay the costs of preparing, certifying and lodging the by-law.

Explanatory note
[Explain the work, why it's needed, and how you'll manage noise, dust and waste. Note that a majority resolution needs votes in favour from more than half of all units, so owners who can't attend may wish to appoint a proxy.]

Attachments
☐ Scope of works, plans and specifications
☐ Contractor registration, licence and insurance certificates
☐ Building permit or certifier's advice
☐ Draft exclusive use by-law (Motion 2 only)

Yours sincerely,

[Signature]
[Your name]

Part 4: Document checklist

Renovation document checklist

Copy

Unit [unit number], [scheme name]. Work: [short description]

Scheme documents first
☐ Which Act the scheme is under (Unit Title Schemes Act 2009 or Unit Titles Act 1975)
☐ A copy of the scheme statement and by-laws (or the articles and by-laws for an older scheme)
☐ Any by-law on renovations, flooring, noise, working hours or appearance
☐ What the scheme statement says about walls, floors and ceilings between units

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

Builder and trades
☐ Building contractor registration number, if the work needs one
☐ Plumber and electrician licence numbers
☐ Public liability insurance certificate (with expiry date)
☐ Fidelity fund certificate, if the work is an extension of $25,000 or more

Working hours, noise, dust and waste
☐ Working hours matching the by-laws
☐ Noisy work times
☐ Dust control
☐ Waste plan: who removes rubbish, when and how
☐ Lift booking and protection

Flooring
☐ Acoustic report or underlay specification (if your by-laws 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 (walls or floors between units, slab, 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 permit from a registered building certifier, or the certifier's advice that none is needed
☐ Electrical certificate of compliance when finished

Part 5: Response tracker

The NT 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 body corporate	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. If the committee approves, remember owners can oppose the decision within 7 working days after the minutes go out, so don't book trades until that time has passed.

Part 6: Follow-up letters

Polite follow-up

Copy

[Date]

Dear Committee,

Renovation approval request – Unit [unit number], [scheme name]

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 body corporate expects to decide, and whether it will be decided by the committee or at a general meeting.

Kind regards,

[Your name]
[Phone]

Firmer reminder

Copy

[Date]

Dear Committee,

Renovation approval request – Unit [unit number], [scheme name]: 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.

Under the Unit Title Schemes Act 2009, the body corporate and the committee must act reasonably in performing their functions.

Please let me have a written decision by [date, e.g. 14 days from today]. If I don't hear by then, I will ask for the matter to be put to a general meeting and consider seeking conciliation through the unit title schemes supervisor or applying to the Northern Territory 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

We found no rule giving an individual owner the right to add a motion to a general meeting agenda. The person calling the meeting prepares the notice and agenda, and most committees will include a reasonable motion if you ask early. A general meeting can be called by the chairperson, the secretary, the body corporate manager, or a person nominated by owners who together hold at least 25% of the interest entitlements (management modules 1 and 2, clause 31). In a small scheme with fewer than 4 owners, any owner with a vote can call one (management module 3, clause 23). Older schemes under the Unit Titles Act 1975 have the same 25% rule, based on unit entitlements.

Request to put a motion on the agenda

Copy

[Date]

The Secretary
The Body Corporate for [scheme name], [scheme or units plan number]
C/- [Body corporate manager]

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

Dear 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: [majority / ordinary / special / unanimous]. That the body corporate 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 25% of the interest entitlements are signing: We, the owners listed below, together holding at least 25% of the interest entitlements of the scheme, nominate [name], who has a right to vote, to call a general meeting to consider this motion.]

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 body corporate has approved the work. / The work is inside our unit and doesn't need approval.] Our builder is [business name], [registration or 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. Find out which Act applies. It decides whether the 2009 by-laws or the older articles apply to you.
2. Get the scheme statement and by-laws first. The body corporate must give you access to its records within 10 working days of a proper request.
3. Count the votes. A majority resolution needs more than half of all units, so talk to owners early and collect proxies.
4. Make sure the meeting has a quorum. Without one, a majority resolution can't be passed.
5. Send the full pack once. Use the Part 4 checklist so the body corporate can decide in one go.
6. Match the building. Colours, materials and positions that match make appearance approvals easy.
7. Speak to the neighbours below and beside you. Flooring, air conditioners and bathrooms affect them most.
8. Offer sensible conditions yourself. Quiet hours, repair of any damage and maintenance at your cost.
9. Keep everything in writing, with dates. You'll need it for conciliation or NTCAT.
10. Don't start early. Wait for the approval, and for the committee's opposition period to end. Work without approval can lead to a contravention notice.

Sources

• Unit Title Schemes Act 2009 (NT), including the default by-laws in Schedule 2
• Unit Title Schemes (Management Modules) Regulations 2009 (NT)
• Unit Title Schemes (General Provisions and Transitional Matters) Regulations 2009 (NT)
• Unit Titles Act 1975 (NT), including the default articles in Schedule 1
• Unit Titles (Management Modules) Regulations 2009 (NT)
• Building Act 1993 (NT)
• Building Regulations 1993 (NT)
• Building (RBI and Fidelity Fund Schemes) Regulations 2012 (NT)
• Building Legislation Amendment (Consumer Protection) Regulations 2026 (NT)
• NT Government: residential building work that requires permits
• NTCAT: making an application
• NTCAT: fees from 1 July 2026
• NTCAT: when you can expect a decision