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[giggsy11]

Hi All

Really hope someone can assist. I am doing a renovation in my unit and am deciding what to do with my floors. The previous owners had tiles (original with building) and had overlayed a thin vinyl over the tiles to create a wooden look. I am opening up the kitchen to create an open plan living space and in the process have had to rip up some tiles in the old kitchen and some of the living space. The rest of the floor will be laid over the existing tiles. Having lived myself with noise coming from floorboards, I am very conscious of my neighbors here and dont want to put a floor covering down that will create noise problems for them in the future and financial issues for me having to rip them up. However I want to make it look nice at least.

My flat is ground level and there is no one living underneath me. I have a common thin brick wall that is shared with my neighbor. I have approached a flooring company and asked if they can use good insulation underneath laminate. The transmission sound is LNTW + CI 43. The strata of the building is happy for me to lay the floors with correct insulation. Obviously I have no problem with anyone underneath me but what about noise transmission through the common wall? The strata of the building is happy for me to lay the floors with correct insulation but I want to do my due diligence first. Obviously the floor guys think there is no issue because the insulation complies but they havent thought about foot fall noise. Would appreciate some feedback as I dont want to have to rip them up in the future.

Thanks Everyone

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[Whale]

Further to your due diligence approach, for which you’re to be commended by the way, could you please advise by what process your Strata / Owners Corporation decided that it’s happy for your renovations to proceed?

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[giggsy11]

I have spoken with strata about me putting floorboards in. They have advised this should not be a problem a long as they are properly insulated. I have this in writing. I should point out that there are a number of other units in the building that have floorboards. In fact the unit above mine has them.

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[Jimmy-T]

The tricky phrase here is “properly insulated”.  My EC demands an 11mm Regupol, for instance. 

On the question of lateral transmission. I believe the way boards are usually laid, there is a gap between the edge of the boards and the adjacent wall, specifically to prevent the noise transmission you mention (as well as to allow for expansion).  This gap is normally concealed by a skirting board.  Check with the flooring company and they will advise.  

Otherwise, protect your neighbours and your new floorboards and leave your shoes at the front door. It’s as simple as that. 

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[Whale]

Thanks giggsy – that’s what I thought, because an Owner’s proposal to undertake any renovation that involves a change the appearance of the Lot, or that are structural, or permanent, or that are likely to have a significant impact on the amenity of other residents must be considered at a General Meeting of the Owners Corporation, who in order to properly consider such a proposal would need to be provided with all relevant details, some of which you are at this stage still considering.

I assume by your use of the term “strata” that you’re referring to the Strata Manager, who as I’ve outlined above does not have the authority to be “happy” or otherwise about your proposed renovations, or to state that they “should be OK”.

Without knowing the extent of your renovations and in particular if your “opening up” of the kitchen area involves structural changes to your Lot, the removal of floor tiles already constitutes a change to the Common Property (floor) albeit possibly minor, and your proposed laminated floor certainly has the potential to cause impacts to the amenity of other residents (and you recognise that), so there’s no doubt that your proposal should receive the prior written consent of the Owners Corporation (O/C).

Whether the granting of that consent needs to be considered at Executive Committee level or at a General Meeting is unclear to me right now, but what you need to do is to firmly decide upon what it is you want to do in its entirety (i.e. including with the kitchen), who is is that will be doing it, and re the flooring what materials will be used and the specification and installation method of the acoustic underlay, and then put all of that including the Contractors’ insurance details and before your Executive Committee Secretary (or your Strata Manager if they’ve been delegated the functions of that position).

In that way it’s then up to your Executive Committee to decide upon whether it has sufficient information to make a decision, if it can actually do that under the relevant provisions of the NSW Strata Schemes Management Act, and if not whether it will instead refer your proposal to a General Meeting.

Finally, the post-construction installation of timber (floating) floors and particularly noise transmission from cheaper laminated variety has become such an issue that proposed changes to NSW Strata Laws would have placed an O/C’s consideration of those in the same category as renovations involving changes, alterations, and additions to the Common Property, where a vote in favour by a minimum 75% of those present at a General Meeting is required for consent . Similarly, FlatChat has a whole Forum devoted to that topic and to the ramifications arising from Owners getting it wrong; check HERE for just one of those.

Oh… just noticed that you were online while I was typing this, so let me add that, even though you don’t sound like someone who would settle for a written form of that proverbial wink-and-nod from Strata, I’d still urge you not to, as it will come back to bite you if despite your best efforts the near neighbours complain, or if at some future time when your Lot is under a contract of sale, you’re lumbered with a pre-settlement condition to restore everything to its original state. So do your homework, make your choices, give the details to your Sec. and leave the decisions up to your O/C. Whale 1355hrs

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