Strata Air Conditioning • Sydney NSW • 2025
Can I install ducted air conditioning in a strata unit roof space in Sydney NSW?
Quick verdict: Yes, you usually can install a ducted system in the roof space of a strata unit in Sydney — but only if (1) the roof/cavity is common property and the owners corporation approves it, (2) the roof space can structurally, thermally and fire-safely take the unit and ductwork, and (3) you submit a clear design from a licensed installer. No approval → high risk of removal order.
Who is this for?
Strata unit owners, building managers and investors asking if they can switch from wall splits to ducted air conditioning strata Sydney without starting a by-law war.
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EEAT / BIO
Prepared with reference to KYC Air Conditioning – Daikin ducted Sydney, who’ve delivered dozens of roof-space ducted installs in strata/apartment buildings since 2016.
Testing period: 2019–2025 installs in Inner West, Eastern Suburbs and Lower North Shore; includes low-pitched roof spaces and shared cavities.
2) Product Overview & Specifications Main keyword used
What’s in the “ducted in strata” package?
- Indoor fan coil (concealed in roof space / ceiling cavity)
- Ductwork to bedrooms/living + supply diffusers
- Return air grille + filter (ceiling)
- Outdoor condenser (balcony, roof, or service area)
- Condensate drain to legal point (not just into roof!)
- Strata/motion pack: drawings, noise data, make/model
Key specs strata will want
- Unit dimensions + weight (structural load on ceiling joists)
- Max noise (indoor/outdoor) – to check against noise by-laws
- Location of outdoor condenser + line set route
- Fire-rated ceiling / insulation not compromised
- Drainage & power – no overloading common circuits
Price range in 2025: small 2–3 zone ducted in an apartment is often $9,500–$15,000+ depending on access, roof space and approvals. (Larger 3–4 bed units, add 20–40%.)
3) Design & Build Quality – fitting ducted into tight strata roof spaces
Visual & ceiling impact
From inside the unit, you’ll see only slim diffusers and a return grille. This is why owners push for ducted in apartments — no wall splits, no trunking.
Construction details
- Fan coil mounted on a platform or hung with anti-vibration kits.
- Ducts insulated to avoid condensation under hot tin roofs.
- Penetrations through fire-rated ceilings must be sealed / fire-collared.
Durability observations
Uninsulated or poorly supported duct in strata roof cavities will sweat and sag. Ask for rigid or quality flex with straps every 1–1.2 m.
Strata wants to know your install won’t create long-term moisture, noise or access issues for other residents.
4) Performance Analysis
4.1 Core functionality
- Use case: cool/heat entire apartment from a single concealed unit.
- Metrics: capacity (kW), supply air temp, noise at return grille, zone response.
- Real-world test: 2-bed strata in Mascot with accessible roof space → 10 kW Daikin ducted, 3 zones, condenser on balcony with acoustic screen → passed strata noise test.
4.2 Key performance categories
Category 1 — Noise & vibration
Roof spaces amplify fan vibration. Use isolation mounts, flexible duct connectors and low-speed settings for night.
Category 2 — Roof-space conditions
Hot roof spaces in Sydney can be 50–60°C. Unit must be rated for that environment; ducts must be properly insulated to keep efficiency.
Interactive: Roof-Space Feasibility Checker (guide only)
Roof height mm • Access hatch?• Common property?
Result:
If access is poor or roof space is not common property, strata will likely ask for extra reports or may decline.
5) User Experience – approvals + install day
- Step 1 – Confirm ownership: is the roof space common property in your strata plan? (Most are.)
- Step 2 – Get strata by-laws: many have an “air conditioner installation” by-law already – follow it.
- Step 3 – Submit a plan: system size, roof location, condenser location, noise data, drainage point.
- Step 4 – Install day: protect common areas, lift access, roof access; manager to unlock if needed.
- Step 5 – Handover: as-built photos, warranty, commissioning sheet, compliance for drainage and electrical.
6) Comparative Analysis
| Option | Strata difficulty | Noise risk | Pros | When to choose |
|---|---|---|---|---|
| Ducted in roof space (this) | Medium–High | Low–Med (with isolation) | Invisible, whole-unit comfort | Enough roof space + OC approval |
| Multiple wall splits | Low–Medium | Low (per unit) | Cheaper, staged | When roof space is too shallow |
| Concealed mini-ducted per room | Medium | Low | Partial concealment | Limited cavity, want better look |
Unique selling point: Ducted gives you high-end apartment feel, but it’s the hardest of the three to get through strata.
7) Pros & Cons
What We Loved
- Clean ceiling-only aesthetic.
- Even comfort, zoning possible.
- Adds perceived value for buyers.
Areas for Improvement
- Approvals take time.
- Roof heat can reduce performance if not insulated.
- Drainage and fire-stopping must be done right.
8) Evolution & Updates (2025)
- More strata schemes now have model air conditioning by-laws – easier to follow but stricter on noise and drainage.
- Low-profile ducted units (down to ~250–270 mm) make some previously “too tight” roof spaces now feasible.
- Energy efficiency standar
9) Purchase / Install Recommendations
Best For
- Owners doing a full apartment refurb.
- Top-floor units with exclusive/accessible roof space.
- Small blocks where EC is friendly to upgrades.
Skip If
- Roof space is shared and EC is strict.
- You don’t have a legal drainage route.
- Your ceiling void is <250 mm everywhere.
Alternatives to Consider
- High-wall splits (fast approval).
- One ducted serving living + master, splits for other rooms.
- VRV/VRF apartment systems where building already has risers.
10) Where to Buy / Who to Contract
- Use a contractor who has done strata, not just houses.
- Ask for a “strata submission pack” with plans, specs, noise, drainage.
- Shop in shoulder seasons for better pricing and more time for approvals.
11) Final Verdict
Overall rating: for “ducted in strata roof space” when approvals, noise, drainage and fire-stopping are handled up-front.
Bottom line: It’s not a DIY. It’s a “submit, approve, then install” job. Do it right and you’ll have whisper-quiet whole-apartment comfort.
12) Evidence & Proof
Video (2025)
Walkthrough of a top-floor apartment install with AC in common roof space.
Screenshots / Plans
Screenshot: plan showing fan coil in roof, ducts to bedrooms, return in hall, outdoor on balcony with acoustic screen.
2025 testimonial: “Strata approved first go because we showed noise data and a proper drainage detail.”
Data / Measurements (sample)
| Item | Value | Why it matters |
|---|---|---|
| Indoor unit noise | 31 dB(A) | Acceptable for bedrooms & living |
| Outdoor condenser | 48–52 dB(A) @ 1 m | Helps meet strata noise limits |
| Duct insulation | R1.5–R2.0 | Stops condensation in hot roof |
