- This topic has 7 replies, 4 voices, and was last updated 12 years, 9 months ago by .
-
Topic
-
Firstly, I’m so glad this site exists, after reading many of the renovation threads I quickly realised how naive I was.
We’re planning on major renovations and before we start talking to anyone I want to understand the best approach, in particular what order I should be doing things. We’ve only just bought our apartment and so we’re not on the EC yet but I’m on good terms with our neighbours and want to keep it that way so we’re intent on doing things by the book.
As you can see from the list below, the proposed reno’s are diverse in nature.
My specific question is, do we provide a high-level outline of our renovation plans to the EC first and ask them what they require for consideration, or do we go to the other end of the spectrum and get council approval, by-laws written up and detailed drawings and then approach the EC?
I’d prefer the first option as this way I’m not second-guessing the EC and potentially keeping my costs lower too.
The by-laws that have been given to me by the strata manager also appear to be the standard Model Rules, very generic and there isn’t any specific by-laws for renovations so I’m feeling in the dark a little.
Any guidance would be greatly appreciated.
Items for approval:
- Converting 2 bedrooms to a study and 2 bedrooms by adding a wall
- Removal of wall between kitchen & living area
- New opening/door to laundry
- New opening/door to bedroom
- Rerouting of services for kitchen, laundry & bathroom
- New front door location
- New double-hung replacement awning window for bathroom
- Additional sewer line from laundry for a new toilet
- Privacy screen for balcony
- New section of living area/balcony facade for sliding glass door
- Wall mounts for hanging baskets on balcony
- Retiling bathroom, laundry & kitchen
- Replace carpet with timber flooring
- Introduction of gas line
- Suntube to study
-
Replies
-
That’s one he’ll of a Reno. I can see there would need to be extensive plans drawn up, engineers reports supplied, council codes referred to, building codes. Not to mention an exclusive use special by law.
You want to change things not only within your space but items generally considered common property ie the front door and the plumbing into/out of the unit, gas line, balcony door, floor tiles, changing window.
Do not forget that many people move into strata not just for the cost but for the added convenience of believing that a lot of the repairs/maintenance are the responsibility of the owners corporation. Making massive changes will make you and any future owners responsible for the areas you have changed. In fact looking at your list there wouldn’t be much left to be covered by the EC, as you also mentioned a subtube through the roof!
@Ferris said:
Hi Struggler,Thanks for your reply and for voicing your concerns. I understand that this is a significant undertaking and that’s why I’d like to things properly and in the right order. I will be using a licenced and insured builder and also informing my contents insurer which will minimise the risk of taking on the burden of responsibility of this common property.
The apartment, whilst sturdy and robust is in a very ‘original’ condition and hasn’t been touched in over 25 years so this major work will need to be done by someone at some point in the future.
My question still stands, what order do I do things? Do I approach strata with a high level summary or, as you say get engineers reports, council approvals, by-laws written up etc and then approach strata?
Thanks in advance.
Our E.C would want it all done up front. They could not approve such a big job without proof that the job will be approved by the local council and will be done professionally and safely.
Unfortunately too many renovation TV shows make it seem like they just walk into a place and knock down walls, etc. without any preparation.
There’s not set procedure for this but you should be aware that the Council is very unlikely to give you a DA without strata approval. Also there are aspects of the changes to common property that require Owners Corp approval and their support in the passing of by-laws.
So, in short, the place to start is with the Executive Committee and/or the strata manager, with a broadstroke plan of what you want to do.
What you then need to establish is which bits of the plan require OC and Council approval, and which merely need to be notified. At this point is is also worth talking to council about the DAs they might require.
Once you have established which parts require Special resolution by-laws, if any, you should talk to the EC to make sure they are generally on-side and then talk to a strata lawyer about drawing up the necessary by-laws.
At some point you should also talk to the EC about a work schedule, the delivery of materials and the removal of rubbish to minimise the disruption to other residents.
Finally, put together your whole package, hopefully with EC support, and present it to an EGM for approval. Don’t forget, the Owners Corp doesn’t have to allow you to change common property so you need your neighbours on-side from the start.
The opinions offered in these Forum posts and replies are not intended to be taken as legal advice. Readers with serious issues should consult experienced strata lawyers.
For a project this size, you might want to consider employing an experienced strata project manager to guide your through the various twists and turns.
The opinions offered in these Forum posts and replies are not intended to be taken as legal advice. Readers with serious issues should consult experienced strata lawyers.
- You must be logged in to reply to this topic.