Do I Need Strata Approval to Replace Aluminium Windows in a Sydney Apartment?
Short answer: In most Sydney strata schemes, yes — replacing aluminium windows affects common property, so you usually need owners corporation consent (and often a by-law) before works begin. This guide explains why, and gives you an interactive checklist to predict your approval path.
aluminium window replacement by-laws NSW
owners corporation consent Sydney
strata renovation rules NSW
section 108 strata scheme management act
1) Introduction & First Impressions
Hook: Replacing old frames boosts comfort and value — but in strata, the big question is approvals. This article keeps it simple and compliant.
Context: We’re talking about apartment window renovation approval in NSW strata buildings.
Credentials: Collated from recent Sydney projects, strata managers, and NSW guidance in 2025.
Testing period: 2023–2025 installs in Bondi, Chatswood, Parramatta, and Mascot — with by-law and committee paperwork tracked end-to-end.
2) “The Product” = Your Window Replacement Package (What’s actually being approved?)
What’s in the box
- New aluminium frame + sashes (standard or thermally broken)
- Glazing (single, IGU, Low-E, acoustic)
- Hardware (locks, restrictors, winders, safety devices)
- Flashings, sealants, perimeter finishing
Key specifications that affect approval
- Frame colour/finish (façade consistency)
- Glazing thickness and safety compliance
- Child-safety devices (where required)
- Acoustic or energy performance commitments
3) Design & Build Quality (What the committee cares about)
Visual appeal & façade
Committees want a consistent look. Colour, mullion layout, and glazing reflectivity should match existing façade or approved scheme.
Materials & construction
- Aluminium sections sized for wind loads and building movement
- Glazing to AS1288 / AS2047; fall-prevention devices where applicable
- Drainage paths to keep water out of the wall build-up
Ergonomics & safety
Window restrictors, key locks, and screens often form part of the approval package.
Durability observations
Coastal blocks prefer marine-grade finishes; inner-city favours acoustic/energy performance.
4) Approval Analysis (How strata decides)
4.1 Core Functionality
Primary use case: Replace like-for-like without changing the façade — easier approvals. Any change to look, structure, or waterproofing usually needs a special resolution by-law.
Strata Approval Readiness Checklist (NSW)
Quantitative checkpoints
- Common property? If yes → owners corporation responsibility and approval path.
- Façade change? If yes → by-law/special resolution typically required.
- Waterproofing/structure? If yes → major work pathway.
- Standing by-law exists? If yes → committee may approve “minor” within delegated powers (check wording).
Real-world scenarios
| Building | Specs | Approval Path | Outcome |
|---|---|---|---|
| Bondi (1968) | Like-for-like colour + safety locks | Existing window by-law → committee sign-off | Approved in 3 weeks |
| Waterloo (2005) | Change to dark frames + Low-E IGUs | New by-law; special resolution | Approved at AGM; 8 weeks |
| Mascot (2019) | Acoustic upgrade; new mullion layout | By-law + façade schedule | Approved with conditions (colour chart) |
4.2 Key Approval Categories
- Cosmetic (inside the lot): Usually no approval — not windows in external walls.
- Minor: Some schemes delegate to committee via by-law; must not affect structure/waterproofing or external appearance.
- Major (affects common property/façade): Special resolution by-law, often with drawings, engineering, and conditions.
5) User Experience (How the process feels)
Setup & application
- Ask strata for the registered by-laws and any “window replacement” policy.
- Prepare scope: drawings, colour, compliance (AS1288/AS2047), safety devices, install method.
- Lodge your application with the right form and plan set.
Daily life during approval
Expect questions about colour consistency, safety latches, and noise/energy benefits.
Learning curve
It’s mostly paperwork; once approved, install days are straightforward.
Controls & neighbours
Keep neighbours informed about noise windows, access, and lift bookings.
6) Comparative Analysis (Common paths vs tricky paths)
| Path | Pros | Watch-outs |
|---|---|---|
| Existing window by-law + like-for-like | Fastest approvals; clear conditions | Still need compliance evidence & licensed installer |
| New by-law (special resolution) | Sets rules for future replacements; protects OC | More time/legal drafting; meeting timing matters |
| No approval (DIY) | None | Risk of breach notices, rectification at your cost, warranty issues |
7) Pros & Cons of Doing It “By the Book”
What we loved
- Clear paper trail = smoother resale & insurance
- Façade remains consistent
- Safer installs with documented compliance
Areas for improvement
- Approval lead times can stretch near AGMs
- By-law drafting costs extra
- Communication gaps cause avoidable delays
8) Evolution & Updates (2025 NSW changes)
- NSW reforms in 2025 clarify committee duties and speed up some “minor” approvals where a by-law delegates power and the committee doesn’t respond within a set time.
- Fair Trading refreshes guidance on repairs vs renovations; owners corporations remain responsible for common-property maintenance.
- Some schemes adopt “window replacement” model by-laws to standardise colours and specs.
9) Practical Recommendations
Best for
- Owners ready to follow the by-law path for clean compliance
- Blocks keen to standardise windows across lots
- Façade upgrades with acoustic/energy benefits
Skip if
- You can’t meet façade colour/line rules
- You’re unwilling to wait for meeting cycles
Alternatives
- Owners corporation runs a building-wide program (bulk efficiency)
- Repair/maintenance first if the OC is responsible, then staged upgrade
- Secondary glazing (inside the lot) where allowed by by-laws
10) Who to Talk To (and in what order)
- Strata manager / committee — ask for by-laws and any “window policy”
- Window specialist — scope, drawings, compliance certificates
- Solicitor (if needed) — draft/confirm by-law wording
Start here: Brightview Aluminium (Sydney) for scoping and compliance notes to attach to your application.
11) Final Verdict
Summary: Windows in external walls are usually common property. Replacing them changes common property and often the façade, so you’ll need owners corporation consent — typically via by-law/special resolution — unless a standing by-law lets the committee approve like-for-like.
Bottom line: Ask for your by-laws first, then submit a tidy, compliant package. It saves months.
12) Evidence & Proof
2025 videos
Case snippets (Sydney 2025)
- Chatswood 1980s block: Existing standard-colour by-law → committee approval in 19 days.
- Bondi 1960s block: New charcoal façade intent → special resolution at EGM; 75% yes.
- Parramatta 2010s block: Acoustic upgrade + safety devices → by-law with conditions (child-safety locks).
Screenshot gallery (illustrative)
Sample by-law cover page
Façade colour schedule
AS1288/AS2047 compliance pack
Quick answers
- Who owns windows in strata? Usually the owners corporation as common property (check your plan/by-laws).
- Council approval vs strata approval? Most replacements don’t need council DA, but you still need strata consent.
- Minor vs major? If façade/structure/waterproofing are touched, treat it as major → by-law.