Long approval process for reno (NSW)

You are entitled to see the strata roll with all names and addresses on it.  If the SM refuses to show you it, then report them to Fair Trading, which you can do online.

By the way, I have changed your absolutely hilarious (IYHO) screen name to something less offensive than the homonym you tried to post. If you approached your committee with the same juvenile lack of respect it might explain their reluctance to engage.

Quark2 wrote:

Even if i got the Strata Roll and tried to organise a EGM , (which as I understand it’s not allowed since this is not an Emergency )

An EGM is an Extraordinary General Meeting – it has nothing to do with emergencies.  You would still need the support of 25 per cent of owners or the majority on the committee to call one.

I’m with Quirky. If you’re doing basic and necessary things like re-waterproofing a leaky bathroom, updating kitchen fittings and re-carpeting then I’d be moving forward. I’d make sure I had all the usual documents (qualifications/certifications of tradespeople etc) and I’d be making sure no noisy work took place outside 8am-5pm. Let’s say your OC takes you to NCAT because you didn’t wait for formal permission. If your approach has been thoughtful and generous towards other residents, you haven’t messed with common property and you’ve done everything by the book, the Committee is going to come out of it looking bad, not you. Make sure you keep records of your communications with the Committee.

I would not advise you to do anything except press your case through mediation and, if need be, an approach to NCAT.

In the meantime I would advise the strata committee that, by refusing to consider the application, they are in breach of their duties under Section 232(2) of the Act, regarding failure to fulfil their responsibilities.

In the meantime pay your $34 to get a copy of the strata roll (consider it a penalty for jumping the gun on rubbish collection) and then write to all owners explaining that you want to do the right thing and you want to avoid any unforseen consequences but the committee won’t let you.

How that will be regarded on the committee is impossible to tell but you might want to slip quietly into the conversation that you could be looking for compensation if this costs you financially.

If you want the nuclear option, apply the NCAT (directly) for the appointment of a compulsory strata manager.  That would get their attention.

Quark2 wrote:

Is there a difference with going with mediation or NCAT, and will the process take long?

You must go to mediation before you go to NCAT (except for in a small number of very specific instances, such as asking for a penalty for a breach of a Notice to Comply, or an application for the statutory appointment of a strata manager).

There is a long delay in the process at the moment but if you can show that there is a chance of severe  personal or financial hardship you can apply for an urgent hearing, according to this NCAT factsheet.

When you inform the committee that you will be taking them to NCAT, tell them you will be seeking a costs award to cover your financial losses. That might focus their minds.

The mention of replacement of flooring does bring the possibility of future dramas if not done to satisfy all parties – lawyer’s advice to us, always get an acoustic report! Without knowing the age or construction of your place, the flooring does raise some suspicion, you may find that plumbing and electrical work on the property wouldn’t simply just involve those two trades, but may require proof that the passive fire protection wasn’t compromised by penetrations, etc

On waterproofing of bathrooms raised earlier, with class 2 buildings, it’s a fairly low dollar threshold from memory before you run into regulated designs – and all that entails.

Quark2 wrote:

Hi All, Update 2

There’s no structural change to the building for the reno. Pretty much everything is cosmetic. If the floor is unable to be wooden board, I’m happy to change it to the carpet flooring (currently it’s carpet) For the Bathroom – Vanity, toilet bowl, shower screen, and paint. Kitchen – Cupboard, benchtop and stove and rangehood. and then paint for the rest of the rooms. The electrical work and plumbing is just disconnect the exhaust fan and bowls and put new one in.

Unfortunately, looks like they’ve booked in the EGM for April 3rd. There has been no dialogue and so I cannot negotiate with anyone in the OC. and also the SM will be away for most of the month from 12/03/25. Looks like there’s no point dragging this out on NCAT, if it takes that long, but it’s just really disappointing that the members of the OC has to be this vindictive . Although would still like to go through NCAT as a backup in case they keep pulling rabbits out to delay, is that a possibility or just a waste of resource. There’s no option to explain myself for a reduced fee online, unless i have concession or pension.

None of those items are major renovations and need any approvals. The only item you realistically need approval for is the flooring. Get the acoustic report for the floorboards and send the strata manager a renovation request (they will have their own form). If the OC does not respond in the required time you can go to NCAT but I’d see no reason for that.

Jimmy-T wrote:

StuMcL wrote:

For the Bathroom – Vanity, toilet bowl, shower screen,

Can you do all that without moving tiles? Move the tiles and you probably affect the waterproofing. Mess with the waterproofing and you need a by-law.

Yes move tiles and waterproofing is needed with a registered design, new by-law and all that stuff.

But these 3 items are fixtures and generally sit on top of the tiles so should not affect the waterproofing.  They are also the responsibility of the owner and don’t need OC approval to change.