Renovations in Body Corporate Schemes

Name: Body Corporate Gold Coast
Address: PO Box 176, Oxenford, QLD, 4210, AU
Telephone: +61459180897
Price range: Free

Renovations and Improvements in Body Corporate

Approvals, common property, and what you can change.

Written by Jeff Blaszkowski
Founder, Body Corporate Gold Coast · Cert IV Property Services · 12+ years of business development in QLD strata (Accor, Smarter Communities, Bright & Duggan) · Strata owner · LinkedIn

Last updated: 13 May 2026

General information only. The content on this page is general in nature and reflects the position under the Queensland Body Corporate and Community Management Act 1997 and the NSW Strata Schemes Management Act 2015. It is not legal, financial, or strata advice. For advice on your specific body corporate or owners corporation, speak with a qualified strata professional or lawyer.

Renovating in a body corporate is not the same as renovating a standalone house. Some changes need approval, some are restricted, and doing it wrong can lead to fines or being forced to undo the work. This page explains the rules so you can plan your renovation with confidence. Need a manager who handles renovation approvals efficiently? Get 3 free proposals from our partners.

Do I need approval to renovate my unit?

It depends on the type of work. Minor cosmetic changes inside your lot, like painting walls or replacing carpet, usually do not need approval. Structural changes, anything that affects common property, waterproofing, plumbing, electrical work, or changes that could impact other lots typically require body corporate approval. Always check your by-laws before starting any work.

What renovations can I do without approval?

Generally, you can make internal cosmetic changes without approval. This includes painting internal walls, replacing carpet or flooring (subject to noise by-laws), updating kitchen or bathroom fittings (where no plumbing is moved), and replacing light fixtures. However, schemes vary, so always check your by-laws. Some schemes have stricter rules than others about what counts as cosmetic.

What renovations need body corporate approval?

Work that requires approval typically includes anything structural (removing or altering walls), changes to common property (windows, balconies, external doors), moving plumbing or electrical services, installing air conditioning units that affect the exterior, changing flooring types (especially from carpet to hard floors due to noise), and any renovation that could affect neighbouring lots or the building’s appearance.

How do I apply for renovation approval?

Submit a written application to the committee through your body corporate manager. Include detailed plans or descriptions of the work, any relevant drawings or specifications, the contractor’s details, and the proposed timeline. The committee will review your application and may approve it with conditions (like work hours or noise restrictions), request more information, or refer it to a general meeting if the work is significant.

Can I change anything on common property?

You cannot alter common property without body corporate approval. If you want to make a change that affects common property (like installing a screen door, enclosing a balcony, or adding a security camera), you need a resolution from the body corporate. In some cases, this may require a special resolution or even a by-law amendment. Your body corporate manager can advise on the correct process.

What happens if I renovate without approval?

The body corporate can issue a contravention notice requiring you to stop the work or restore the property to its original condition at your expense. If you do not comply, the body corporate can pursue enforcement through the dispute resolution process. In serious cases, the body corporate may carry out the restoration work itself and recover the cost from you. It is always better to get approval first.

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Can I change my flooring from carpet to tiles or timber?

This is one of the most common renovation requests and one that often requires approval. Hard flooring can significantly increase noise transmission to the lot below. Many schemes have by-laws that either restrict hard flooring or require acoustic underlay to be installed. Check your by-laws and get written approval from the committee before changing your flooring type.

Can I install air conditioning?

Installing a split system air conditioner usually requires approval because the external unit sits on common property (the building’s exterior wall or a shared area). You will need to show where the unit will be placed, how it will be mounted, and that it will not cause unreasonable noise or visual impact. Some schemes have designated locations for external units.

What about bathroom or kitchen renovations?

If you are replacing fixtures without moving plumbing (like a new vanity in the same position), approval may not be needed. If you are moving plumbing, altering waterproofing, or making structural changes, you will need body corporate approval and in many cases a building or plumbing permit from your local council. Waterproofing is particularly important as failures can cause damage to lots below.

Can the body corporate renovate common property?

Yes. The body corporate can upgrade, renovate, or improve common property, but significant works typically require a resolution at a general meeting. Major improvements (not just like-for-like maintenance) usually need a special resolution. The cost is funded from the sinking fund or a special levy if the sinking fund is insufficient. The committee should get multiple quotes and present them to lot owners before the vote.

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