Renovating an apartment bathroom in NSW to age in place: approvals and design

Yes, you usually need strata approval for an apartment bathroom renovation in NSW. Bathroom work that touches waterproofing is not a minor renovation. It needs a special resolution of the owners corporation. This page covers the strata rules, when council or a certifier may be involved, and the accessible features worth building in once so the bathroom works for ageing in place.

Strata approval: why a bathroom is usually major work

Cosmetic, minor, major: the three tiers

The NSW Government strata renovation rules set out three tiers. Cosmetic work does not need approval. It covers changes that do not affect the structure or outside of the lot and do not require waterproofing, such as painting or laying carpet. Minor renovations need approval by ordinary resolution (more than 50 per cent of votes cast). Examples include kitchen renovations that do not involve waterproofing, hard flooring, or wiring. Major renovations need a special resolution of the owners corporation: no more than 25 per cent of the value of votes cast against the work. The special resolution must state who maintains the affected common property. Major renovations include changes that affect the outside or structure, changes that require waterproofing, and work that needs approval under other laws.

The NSW Government page states: you need permission for a kitchen or bathroom renovation, and minor renovations cannot require waterproofing. Full rules are on the NSW Government strata renovation rules.

Why waterproofing changes everything

Section 110 of the Strata Schemes Management Act 2015 (NSW) covers minor renovations by owners. Subsection (7)(d) states that the section does not apply to work involving waterproofing. A bathroom renovation that disturbs or replaces the waterproof membrane is therefore excluded from minor renovations. It is major work requiring a special resolution under section 108. The resolution must say who maintains the affected common property afterwards. A by-law may also be needed for ongoing maintenance of the altered common property. Confirm the registration steps and timeframes with your strata manager or solicitor against the Act and NSW Land Registry Services guidance.

What to send the owners corporation: plans of the work including dates and times, the qualifications and details of the tradespeople, and a clear statement of who maintains the affected common property. Check your scheme's by-laws first.

Council, certifier and licensing

When the work may be exempt development

Under the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008, minor internal building alterations can be exempt development in some cases. Clause 2.51 specifies development that includes the replacement or renovation of a bathroom, subject to the development standards in the Code. Exempt development does not need development consent. However, the work must still meet the Building Code of Australia and other conditions. In a Class 2 apartment, even if the internal alteration is exempt under the Codes SEPP, other requirements may still apply. Confirm the current text of the Codes SEPP on legislation.nsw.gov.au for the specific lot and whether any heritage or other overlay removes the exemption. If the work needs consent or another approval under any other Act, it is excluded from minor renovations under the strata Act.

Licensed trades and Home Building Act requirements

Waterproofing and bathroom work must be carried out by appropriately licensed trades. Check current NSW Fair Trading requirements for contractor licences and any thresholds that apply. Do not rely on a dollar figure from memory. The NSW Government page notes that if you are using a building contractor or tradesperson, make sure they have a valid contractor licence.

Design and Building Practitioners Act

The Design and Building Practitioners Act 2020 may apply to certain building work in Class 2 buildings. Ask your certifier or solicitor whether the DBP regime is triggered for the specific work. This page does not assert that it applies or does not apply to a private apartment bathroom renovation.

Waterproofing and the step-free shower

The waterproof membrane, falls to the waste and setdowns must stay right. The waterproofer and certifier work to the NCC and AS 3740 for wet areas. In NSW, building work is assessed against NCC 2022 Amendment 2 until 1 May 2027. Confirm the edition of AS 3740 referenced in the NCC version in force.

Removing a shower hob in an existing slab

Whether you can remove the shower hob depends on the slab setdown, not the tile thickness. Many older apartments have limited setdown. Options include a linear drain or a ramped floor within the limits of the structure and the membrane. A practical plan check identifies what is possible before the builder prices the job or strata sees the drawings.

Design it once: the accessible features worth building in

These are recommended targets for a private apartment, not legal requirements unless the apartment is an adaptable or SDA dwelling under a consent. Dimensions should be taken from a named standard that has been checked. Do not invent numbers.

Door width and swing

A wider door that opens outward or slides gives better access for a person using a mobility aid and for a carer. AS 4299 adaptable housing provides guidance for adaptable dwellings. See adaptable housing.

Clear space at the toilet and basin

Clear space beside the toilet and in front of the basin supports independent use and assistance. The public-building benchmark in AS 1428.1 is stricter and is not required for a private apartment. See disabled toilet regulations in NSW for the distinction.

Hobless shower and space for a shower chair

A step-free (hobless) shower with room for a shower chair is the feature most owners want for ageing in place. The slab setdown decides what is possible.

Grab-rail backing

Install nogging or other reinforcement in the walls now so grab rails can be fitted later without opening the walls. The location should match the intended standard.

Slip resistance, lever taps, lighting, contrast

Slip-resistant floors, lever taps and good lighting reduce risk. Contrast helps people with vision impairment. Livable Housing design features are described on Livable Housing. NSW has not adopted the NCC Livable Housing provisions. Sydney Access Consultants does not hold Livable Housing assessor registration.

The differences between standards are on SDA vs livable vs adaptable.

When an OT, an access consultant, or both

An occupational therapist assesses the person and recommends features. An access consultant checks the layout against the relevant accessible-housing standard and the building constraints, such as slab setdowns, and gives strata and the builder one consistent set of drawings. Involve the access consultant before you lodge the strata application and before the builder prices the job. If NDIS-funded home modifications are involved, check the current NDIS home modifications guidance. This page makes no claims about funding.

Checklist before you sign a builder

• Strata by-laws checked.
• Plans, dates, trades and qualifications prepared for the owners corporation.
• Special resolution drafted that states who maintains the affected common property.
• Slab setdown checked for a hobless shower.
• Nogging locations marked for future grab rails.
• Door hardware and swing decided.
• Waterproofing specification confirmed against the NCC and AS 3740.
• Licensed trades confirmed with NSW Fair Trading.
• Council or certifier pathway confirmed (exempt or otherwise).
• Access consultant plan check completed so the drawings match the strata application.

Frequently asked questions

Do I need strata approval to renovate my apartment bathroom in NSW?

Usually yes. Under the Strata Schemes Management Act 2015, work involving waterproofing is excluded from minor renovations, so a bathroom renovation that disturbs or replaces the membrane is generally major work. That needs a special resolution of the owners corporation, with no more than 25 per cent of the value of votes cast against it, and the resolution must say who maintains the affected common property.

What makes an apartment bathroom suitable for ageing in place?

A step-free shower with room for a shower chair, a wider door that opens outward or slides, clear space beside the toilet, wall reinforcement for grab rails, slip-resistant floors, lever taps and good lighting. Take the dimensions from a recognised standard such as AS 4299 adaptable housing so the room works now and as needs change.

When should I involve an access consultant?

Before you lodge the strata application and before the builder prices the job. An access consultant checks the layout against the relevant accessible-housing standard and the building's constraints, such as slab setdowns, so strata, the builder and any OT recommendations all work from the same drawings.

Send your floor plan for an accessible bathroom plan check via disability access reports for DA and CC. Call (02) 9586 3111.

Sydney Access Consultants works from Hurstville for metropolitan Sydney, including Cronulla and the Sutherland Shire. On the Mid North Coast, Sandy Grey works from Black Beach. See locations.

Related: accessible bathroom design strategies and apartment accessibility modifications. When you need an access consultant is covered on when do you need an access consultant.

This page was checked against the Strata Schemes Management Act 2015 s 110 and the NSW Government strata renovation rules on 22 October 2026.