Tasmanian Strata Renovation Approval Kit

This kit is for owners in a Tasmanian strata 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 Strata Titles Act 1998 (the version in force from 12 March 2025), the Recorder of Titles' booklet Strata Living in Tasmania (June 2025), Land Titles Office guidance and the Land Titles Office fee schedule on 29 October 2026. Where we couldn't confirm a point, we say so. Section numbers below are from the Strata Titles Act 1998.

Part 1: Quick-start guide

What needs approval

Three things decide whether you need approval:

1. What the work touches: only your lot, or common property too.
2. What your strata plan shows. It sets the boundaries of your lot. Get a copy from the Land Titles Office or theLIST.
3. Your scheme's by-laws. Check them for rules on alterations, noise, flooring and appearance.

The model by-laws are in Schedule 1 of the Act. A model by-law applies unless your body corporate has its own by-law on the same subject (s 90). A search of the common property folio at the Land Titles Office shows which by-laws apply to your scheme.

There is no model by-law on flooring or air conditioners. The model by-laws do say you must not use your lot in a way that causes a nuisance to another lot (by-law 2), or behave in a way likely to interfere with other people's use of their lots or the common property (by-law 5).

Lot or common property?

Common property is everything in the scheme that isn't inside a lot. Service infrastructure that serves more than one lot, such as shared pipes and cables, is also common property. If your strata plan doesn't state the boundaries, they are taken to be the centre of the floors, walls and ceilings. Everything above and below the boundaries of a lot is common property.

In many Tasmanian schemes, such as villa units, the whole building sits inside the lot and the common property is the driveway and gardens. In others, such as apartment blocks, the structure is common property. The strata plan tells you which.

The body corporate must insure all buildings in the scheme, including buildings on lots (s 99). It will want to know about structural work for that reason.

Real examples

• New carpet, paint or a kitchen in the same layout: inside your lot. Usually no approval, but follow the by-laws on noise.
• New timber or tile floors: no model by-law covers flooring, but some schemes have their own. Impact noise can be a nuisance under by-law 2, so expect to be asked for acoustic details.
• Bathroom renovation: if the work only touches your lot, you may not need approval. If it touches the slab, shared pipes or a wall on the boundary, that is likely common property and needs agreement.
• Split-system air conditioner: the outdoor unit usually changes the exterior of the building, or sits on common property. Get written permission.
• New windows, an awning, a carport or a changed facade: a change to exterior character, design or finish. Get written permission under by-law 1(3).
• Removing a structural wall: if the wall is common property, you need the body corporate's agreement. You'll also need a building surveyor.
• Using a garden or courtyard that is common property: you'll need an exclusive use by-law.
• Enclosing a balcony that is common property, to make it part of your lot: that means taking common property into your lot. It needs a unanimous resolution and a change to the strata plan.

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. Say exactly what common property the work touches, and what it will look like from outside.

Who decides

• The committee of management, if your scheme has one, can exercise the body corporate's powers except those that need a unanimous resolution. A general meeting can limit, direct or overrule it (s 79). The Recorder of Titles recommends that the body corporate puts any delegation to the committee in writing.
• A general meeting decides by ordinary resolution (a majority of the votes of members present and voting) unless the Act needs a unanimous resolution (s 3). The Recorder's booklet says that where the Act needs a resolution but doesn't say which type, an ordinary resolution is needed unless the by-laws say otherwise.
• A unanimous resolution is one where no member votes against it, at the meeting or by written notice within 28 days after it (ss 3 and 78). It is needed to buy or sell part of the common property.
• By-laws, including exclusive use by-laws, are made and changed by ordinary resolution. They must be lodged with the Recorder of Titles within 3 months, or the resolution lapses (s 92).

The Act has only these two kinds of resolution, ordinary and unanimous.

Consent can't be unreasonably withheld. The Act doesn't say this in those words for renovation requests, but it gives you a remedy. If the body corporate unreasonably fails to carry out your proposal to alter common property, the Recorder of Titles can order it to make or allow the alteration on reasonable terms (s 114). If it unreasonably withholds a consent the by-laws require for exterior or structural work on your lot, the Recorder can authorise the work (s 131). If the model by-laws apply, the body corporate must also manage the common property reasonably and for the benefit of the owners (by-law 8). By-laws that are unreasonable are void (s 91).

Timelines

• No deadline in law. The Act sets no time for the body corporate 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).
• The annual general meeting must be held within 15 months after the last one (s 75).
• Notice of meetings: the secretary must give each member at least 7 days' written notice. It must state the business, and the terms of any unanimous resolution (s 75).
• Special general meetings: the committee or secretary can call one at any time. It must be called if at least one-third of the members require it (s 75). The Act sets no time limit for calling it.
• Unanimous resolutions: members who didn't vote can vote in writing within 28 days after the meeting (s 78).
• By-law changes must be lodged within 3 months after the resolution (s 92).
• Challenging a resolution: an application to the Recorder to invalidate a meeting or resolution must be made within 30 days after the meeting (s 123).

Recent changes

• From 1 July 2026, the Land Titles Office fee for an application for relief is $49.00, and the fee for a notice of appeal to TASCAT is $493.92.
• On 1 October 2026, Consumer, Building and Occupational Services (CBOS) was split into two agencies: Consumer Affairs Tasmania and Building Standards Tasmania. References to CBOS now mean the relevant part of the new agencies. Strata disputes still go to the Recorder of Titles.
• A draft Strata Titles Amendment Bill 2026 was released for public comment on 11 September 2026. Comments closed on 25 October 2026. The government says it would make clearer rules on common property, by-laws and management. It is not law yet, and we found no start date. Check the Land Titles Office before you rely on this kit.
• We found nothing starting in 2025 or 2026 that changes how renovations are approved.

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).
3. Follow any dispute procedure in your by-laws. The Recorder of Titles says you must do this before you apply for relief. Most issues must go to the body corporate first.
4. Apply to the Recorder of Titles for relief. Use the Application for Relief form. The fee is $49.00 from 1 July 2026. Set out the grounds and the orders you want in no more than 5 pages, plus supporting documents. There is no time limit for a decision, and the Land Titles Office says it usually takes 5 to 7 months. The Recorder can order the body corporate to make or allow alterations to common property (s 114), or authorise exterior or structural work on your lot (s 131).
5. Appeal to TASCAT within 30 days after the Recorder's order (s 144). Lodge the notice of appeal with the Land Titles Office. The fee is $493.92 from 1 July 2026. TASCAT can confirm, vary or revoke the order.

Don't start work without approval. If work is done against the by-laws, the Recorder can order you to restore the lot to its former condition (s 131).

Building rules that apply as well

• Under the Building Act 2016, building work is sorted into categories. Categories 1 and 2 are low risk, category 3 is notifiable work, and category 4 needs a building permit from the council. The Director's Determination lists which work falls where.
• Notifiable work needs a building surveyor, who assesses it and notifies the council. Permit work needs a building permit before you start.
• Notifiable and permit work must be done by a licensed builder. Most category 2 work must be too. An owner can do category 1 work. Plumbing has its own categories and needs a licensed plumber.
• A contract for residential building work of $20,000 or more must be in writing, and the builder must give you the Residential Building Consumer Guide before you sign.
• Check a builder's licence with the find a licensed tradesperson search.

What we couldn't confirm

• Whether compulsory home warranty insurance for residential building work has started. Ask Consumer Affairs Tasmania before you sign a contract.
• Whether a committee can approve renovations without a written delegation. The Act and the Recorder's booklet describe the committee's powers differently.
• Which category your work falls in. Ask a building surveyor.
• What the draft Strata Titles Amendment Bill 2026 would change for renovations, and when it would start.
• Where the old CBOS web pages will move to. Some still carry CBOS branding.

Part 2: Application letter for works needing approval

Application for approval of renovations

Copy

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

[Date]

Strata Corporation No. [number], [scheme address]
C/- [Body corporate manager, or Committee secretary]
[Address or email]

Request for approval of renovation works – Lot [lot number], [street address]

Dear Committee,

I am the owner of Lot [lot number]. I am asking for the body corporate's written permission for the works described below, under [by-law 1(3) of the model by-laws in Schedule 1 of the Strata Titles Act 1998 / by-law [number] of our by-laws].

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 exterior 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. Dates and working hours
Start: [date]. Finish: [date].
Hours: [e.g. 8 am to 5 pm, Monday to Friday], in line with the by-laws.

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

5. Building approvals
[e.g. This is category [number] work. Our building surveyor is [name]. / No building approval is needed.]

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 licensed builders and plumbers
☐ 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 surveyor's certificate or building permit (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 general meeting resolution (and exclusive use by-law)

Use this when the committee can't or won't decide, or the work needs an exclusive use by-law. Both are passed by ordinary resolution. An exclusive use by-law also needs your written agreement, and must be lodged with the Recorder of Titles within 3 months. It lapses after 5 years unless the body corporate confirms it, or it says it is permanent. If you want to buy part of the common property, you need a unanimous resolution and a change to the strata plan. Get a lawyer or surveyor to help with that.

Request for a general meeting resolution

Copy

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

[Date]

The Secretary
Strata Corporation No. [number], [scheme address]
C/- [Body corporate manager]

Motions for the next general meeting – Lot [lot number]

Dear Secretary,

I am the owner of Lot [lot number]. Please include the following motions in the notice of the next general meeting.

Motion 1 (ordinary resolution)
That the body corporate gives the owner of Lot [lot number] permission to carry out the works described in the attached scope, including the alterations to common property shown in it, on condition that:
(a) the work is done by licensed builders and plumbers at the owner's cost;
(b) the owner of Lot [lot number] maintains the work and repairs any damage it causes to common property;
(c) [other conditions].

Motion 2 (ordinary resolution), if exclusive use is needed
That the body corporate makes the attached exclusive use by-law giving the owner of Lot [lot number] exclusive use of the area of common property shown on the attached plan, and lodges it with the Recorder of Titles within 3 months. I give my written agreement to the by-law, and I will pay the costs of preparing and lodging 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 surveyor's certificate or building permit (if needed)
☐ Draft exclusive use by-law (Motion 2 only)

Yours sincerely,

[Signature]
[Your name]

Part 4: Document checklist

Renovation document checklist

Copy

Lot [lot number], Strata Plan [number]. Work: [short description]

By-laws and plan first
☐ The by-laws that apply to the scheme (search the common property folio, or ask the secretary)
☐ Any by-law on alterations, flooring, noise, working hours or appearance
☐ A copy of the strata plan showing your lot boundaries

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
☐ Builder and plumber licence numbers, checked online
☐ Public liability insurance certificate (with expiry date)
☐ Written contract if the work is $20,000 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 (slab, walls, shared pipes, roof, facade, gardens)
☐ Access needed to common property (car park, roof, service cupboards)
☐ How it will be protected and restored
☐ Who will maintain it afterwards

Building approvals
☐ The category of the work (ask a building surveyor)
☐ Building surveyor's assessment for notifiable work
☐ Building permit from the council for permit work
☐ Plumbing approval, if needed

Part 5: Response tracker

Tasmania 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, Lot 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 Committee,

Renovation approval request – Lot [lot number], Strata Plan [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.

Kind regards,

[Your name]
[Phone]

Firmer reminder

Copy

[Date]

Dear Committee,

Renovation approval request – Lot [lot number], Strata Plan [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.

Under the Strata Titles Act 1998, the Recorder of Titles can order a body corporate to make or allow alterations to common property where it has unreasonably failed to carry out an owner's proposal (section 114). The Recorder can also authorise exterior or structural work where the body corporate has unreasonably withheld a consent the by-laws require (section 131).

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 a motion at the next general meeting and consider applying to the Recorder of Titles for relief. 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

The Act has no procedure for an owner to add a motion to a general meeting. The secretary gives notice of the meeting, and the notice must state the business to be dealt with, with at least 7 days' notice (s 75). Most secretaries will include a reasonable motion if you ask early. If you want a unanimous resolution, its terms must be in the notice. At least one-third of the members can require a special general meeting (s 75). If the body corporate fails to hold a meeting, any owner can ask the Recorder of Titles to order one (s 128).

Request to put a motion on the agenda

Copy

[Date]

The Secretary
Strata Corporation No. [number], [scheme address]
C/- [Body corporate manager]

Motion for the next general meeting – Lot [lot number]

Dear Secretary,

I am the owner of Lot [lot number]. Please include the following motion in the notice of the next general meeting [or: the annual general meeting due in [month]].

Motion
Type of resolution: [ordinary / unanimous]. That the body corporate approves the renovation works to Lot [lot 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 at least one-third of the members are signing: We, the members listed below, together making up at least one-third of the members of the body corporate, require a special general meeting to be called to consider this motion.]

Yours sincerely,

[Signature]
[Your name], owner of Lot [lot 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. 8 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], 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 by-laws and the strata plan first. They decide whether you need approval at all.
2. Work out what the work touches. Inside your lot only, the exterior, or common property.
3. Send the full pack once. Use the Part 4 checklist so the committee can decide at one meeting.
4. Match the building. Work that matches the existing exterior character, design and finish is easier to approve.
5. Talk to the secretary or manager early. Ask when the committee meets and what it usually asks for.
6. Speak to the neighbours below and beside you. Flooring, air conditioners and bathrooms affect them most.
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 lodging an exclusive use by-law.
9. Keep everything in writing, with dates. The Recorder of Titles deals with applications in writing.
10. Don't start early. Work done against the by-laws can mean an order to undo it.

Sources

• Strata Titles Act 1998 (Tas)
• Recorder of Titles: Strata Living in Tasmania (June 2025)
• Land Titles Office: making an application for relief
• Land Titles Office: making an appeal under Part 10
• Land Titles Office: by-laws
• Land Titles Office: Office Circular 24/2024, applications for relief
• Land Titles Office: 2026–2027 fee schedule
• Land Titles Office: review of the Strata Titles Act 1998
• Tasmanian Government: proposed strata reforms (September 2026)
• Building Standards Tasmania
• Consumer Affairs Tasmania
• Director's Determination: categories of building and demolition work
• Residential Building Consumer Guide (July 2024)
• TASCAT