Do I Need Strata Approval for AC Installation in Sydney?

If you live in a strata-titled apartment, unit, or townhouse in Sydney, you can't simply install an air conditioner without considering strata approval. The outdoor unit, electrical work, and potential building modifications may all require permission from your owners corporation.

Here's everything you need to know about navigating the strata approval process for air conditioning in NSW.

Do I Actually Need Strata Approval?

Short answer: Almost always yes.

Under NSW strata law, you generally need approval for any work that:

• Affects common property (walls, balconies, roofs, external areas)
• Changes the external appearance of the building
• May impact other residents (noise, aesthetics)
• Requires drilling into common property walls or floors

Air conditioning installation typically involves at least one of these factors, usually the outdoor unit placement.

What counts as common property?

• External walls (including the outer surface of your apartment walls)
• Balconies (often common property, even if exclusive use)
• Roofs and roof cavities
• Shared corridors and courtyards
• Building facades

Types of Strata Approval

NSW strata law distinguishes between different types of work:

1. Cosmetic Work (No Approval Needed)

• Installing hooks, nails, screws
• Painting (in similar colours)
• Installing furniture

Air conditioning does NOT fall into this category.

2. Minor Renovations (Notification Required)

• Some by-laws allow minor works with written notice
• May include certain split system installations
• Check your specific by-laws

3. Major Works (Full Approval Required)

• Any work affecting common property structure
• External modifications
• Work requiring council approval
• Most air conditioning installations fall here

The Approval Process Step-by-Step

Step 1: Check Your By-Laws

Request a copy of your strata by-laws from your strata manager. Look for specific air conditioning clauses, pre-approved installation locations, technical requirements (noise limits, aesthetic standards), and any blanket bans.

Step 2: Review Previous Approvals

Ask your strata manager: Have other units installed AC? What conditions were attached? Where are outdoor units typically placed? This gives you a template for your application.

Step 3: Prepare Your Application

A strong application typically includes:

• Scope of work: Detailed description of what you're installing
• Unit specifications: Make, model, dimensions, noise levels
• Proposed location: Where indoor and outdoor units will go
• Installation plan: How the work will be done, by whom
• Impact assessment: How it affects common property and neighbours
• Quotes: From licensed installers
• Relevant documentation: Product specifications, compliance certificates

Step 4: Submit to Strata Committee

Submit your application to the strata manager for committee consideration. For routine approvals, the committee may decide. Complex cases may go to a general meeting.

Step 5: Wait for Decision

• Committee decisions: Usually within 1-2 months
• General meeting required: May take 2-4 months
• Always follow up if you haven't heard back

Step 6: Comply with Conditions

Approvals often come with conditions: specific installation requirements, noise limits, maintenance obligations, and aesthetic requirements (covers, colours).

What Gets Approved (and What Doesn't)

Usually Approved:

• Split systems with outdoor unit on balcony (if exclusive use)
• Outdoor units in designated areas
• Installations matching existing approved units
• Quiet inverter units under noise limits
• Installations with proper drainage solutions

Often Rejected:

• Outdoor units visible from street (heritage areas especially)
• Units exceeding noise by-laws (typically 5dB above background)
• Installations requiring major structural work
• Ducted systems in buildings without roof cavity access
• Proposals significantly different from existing approvals

Tips for Getting Approval

1. Match What's Already Approved If your building has approved AC installations, propose something similar.

2. Choose a Quiet Unit Specify the noise rating (dB) in your application. Premium inverter units from brands like Daikin, Mitsubishi, and Fujitsu are often quieter and more likely to be approved.

3. Address Common Concerns Proactively

• Noise: Include specifications showing compliance
• Drainage: Explain how condensate will be handled
• Aesthetics: Propose covers or screens if needed
• Neighbours: Consider impact on adjacent units

4. Use Licensed Professionals Include quotes from licensed installers with electrical contractor licence, ARC refrigerant handling licence, public liability insurance, and experience with strata installations.

5. Offer to Pay All Costs Make clear you'll cover installation costs, any required modifications to common property, making good any damage, and ongoing maintenance.

What If Your Application is Rejected?

1. Ask Why – Get specific feedback. The issue might be easily addressed.

2. Modify and Resubmit – Address the concerns and try again with different outdoor unit location, quieter unit model, additional noise barriers, or different mounting solution.

3. Request a General Meeting – If the committee rejects you, you can request the matter go to a general meeting where all owners vote.

4. Apply to NSW Civil and Administrative Tribunal (NCAT) – As a last resort, you can apply to NCAT if you believe the strata scheme unreasonably refused consent.

Timeline Expectations

• Prepare application: 1-2 weeks
• Committee consideration: 2-4 weeks
• General meeting (if needed): 4-8 weeks
• Total (straightforward): 4-6 weeks
• Total (complex): 8-12 weeks

Quick Checklist

Before starting your application:

• Obtained copy of strata by-laws
• Checked for existing AC by-laws or approvals
• Identified proposed indoor and outdoor unit locations
• Researched quiet unit options
• Considered impact on neighbours
• Obtained quote from licensed installer
• Prepared written application with specifications
• Allowed adequate time for approval process

Need Help?

Installing air conditioning in a Sydney strata property doesn't have to be complicated. AirXperts has helped hundreds of apartment owners get approval and enjoy cool comfort.

Contact us for a free consultation. We'll assess your situation, recommend suitable units, and help prepare your strata application.