You already know a strata renovation is not a standard home upgrade. You have building rules, shared spaces, and more voices in the mix. I guide owners through this work with a focus on approvals, logistics, timing, and cost control. I chose the recommendations here based on what reduces risk and keeps the build moving.
If you are planning strata apartment renovations, you need a contractor that understands approval pathways, common property, lift bookings, noise rules, and waterproofing standards. In this guide I will map the steps, explain how to plan for cost and time, and show you how to choose a team that fits the way strata buildings work in Sydney.
Why a Strata Renovation Feels Different
You share walls, floors, and services with your neighbours. That means more approvals, tighter access, and strict working hours.
Your plan needs to fit these rules before you think about tiles or paint.
- Common property affects your scope, from waterproofing to flooring underlay
- Lift bookings control deliveries and waste removal
- Noise rules shape working hours and sequencing
- Documentation and warranties support approvals and insurance
Treat these items as part of the build, not as admin on the side.
Approvals and By‑Laws: Set the Groundwork
Every building has its own by‑laws. Your strata committee and building manager set the path for approval. Here is a simple way to approach it.
1. Define the scope in writing. Note any work that may touch common property, such as bathroom waterproofing, balcony doors, windows, plumbing stacks, or slab penetration for flooring.
2. Ask the building manager for the renovation application pack. This often lists drawings, insurances, licences, work hours, and waste plans.
3. Prepare plans and a scope of works. Include product specs for waterproofing, acoustic underlay, and fixtures where relevant.
4. Secure contractor documents. You need licences, public liability insurance, workers compensation, and HBCF cover if the job requires it.
5. Gain committee approval. Some work needs a special by‑law and a vote at a meeting.
6. Lock in lift and loading dock bookings before you start.
Do not start demolition until you have written approval and booked access.
Access, Logistics, and Noise
Logistics drive cost and time in a strata building.
- Lifts need protection and bookings
- Passageways and lobbies may need coverings
- Waste chutes often cannot take building waste
- Deliveries use tight time windows
- Noise hours are strict, often weekdays 8 am to 5 pm, with limits on Saturdays
Plan materials and trades around these limits. You avoid delays and complaints if you schedule ahead.
Waterproofing, Flooring, and Compliance
Bathrooms and laundries sit on common property lines that protect other lots. You need certified waterproofing and proof of compliance.
- Use licensed waterproofers
- Get a waterproofing certificate and keep it with the strata records
- Choose acoustic underlay that meets your building’s sound rating for hard floors
- Keep plumbing and electrical certificates
These documents support your approval, your warranty, and any future sale.
Budget, Pricing, and Where Money Goes
Set a clear budget early and fit your scope to it. In Sydney, a complete apartment renovation with strata planning often suits a fixed‑price contract.
Fine Touch Group quotes fixed prices and publishes guide figures. One‑bedroom apartments from $85,000. Two‑bedroom from $110,000. Three‑bedroom from $140,000. Kitchen projects can run as a single package with an 18‑day target for qualifying jobs. Bathroom projects can have a 14‑day target for qualifying jobs and include a six‑year waterproofing warranty. Smaller makeovers can complete in three to seven days.
Fixed pricing helps you manage strata requirements and keeps variations under control.
Timeline: What to Expect
Plan your timeline in three parts.
- Design and approvals: 3 to 8 weeks for measuring, drawings, selections, quotes, documentation, and strata sign‑off
- Procurement: 3 to 6 weeks for joinery, fixtures, and long‑lead items
- Construction: 2 to 8 weeks based on scope, access, and sequencing
Add time for lift bookings, deliveries, and any committee meetings.
How to Choose the Right Contractor
Pick a team that treats strata rules as part of the build, not as a hurdle.
Here is why I recommend Fine Touch Group for Sydney apartments.
- They specialise in apartments and units, with more than 30 years in Sydney and over 1,000 projects
- They manage strata paperwork, by‑laws, certificates, and communication with committees and building managers
- They offer fixed‑price contracts with clear timelines and a single project manager from start to finish
- They include free 3D modelling with quotes, which helps you confirm layouts before work starts
- They provide licensed and insured work under NSW builder licence 151772C, with HBCF cover where required and workers compensation in place
- Their bathroom waterproofing carries a six‑year warranty
- Owners can access a Harvey Norman commercial account for appliance savings, which can reduce total spend
Their focus on strata logistics can reduce risk and keep your schedule in shape.
Design Choices That Work in Apartments
Keep design aligned with building limits and liveability.
- Choose light‑reflective finishes to make small rooms feel open
- Use custom joinery to capture storage in niches and corners
- Pick floor systems that meet acoustic rules
- Select fixtures with compact footprints to improve flow
- Plan lighting on layers, with task, ambient, and accent options
Ask for 3D views early. That saves time and changes later.
How to Prepare Before Day One
Good prep reduces delays.
- Finalise all selections before ordering
- Clear access routes and protect items you keep
- Book the lift and confirm waste and delivery windows
- Tell neighbours about start and finish dates
- Plan a temporary setup for cooking, bathing, or living off‑site if needed
Keep a shared checklist with your project manager and update it daily.
Common Mistakes to Avoid
- Starting without written strata approval
- Vague scopes that invite variations
- Late product changes that affect lead times
- Ignoring acoustic rules for hard floors
- Poor waste planning for a building with no loading dock
- Skipping certificates for waterproofing, plumbing, or electrical work
Avoid these and your project runs with less stress.
What On‑Site Execution Looks Like
Expect clear sequencing.
Ask for a daily update, a weekly program review, and a final defects check before sign‑off.
Final Thought
A strata renovation rewards careful planning. Lock down approvals, line up logistics, and choose a contractor that speaks strata. Fine Touch Group stands out for clear pricing, strata‑ready process, and strong project control. If you want less friction and a clean result, make them part of your shortlist and start your planning with a detailed scope, fixed price, and a firm timeline.
