Sydney Strata • 2025
Do I need strata approval for a split system in a Sydney apartment?
Short answer: Yes—in most buildings you need owners corporation consent before installing a split system that touches common property or changes the exterior. This is a minor renovation under Section 110, not cosmetic work. You must follow any air conditioner by-laws and noise rules in Sydney.
Who is this for?
Apartment owners and investors in Sydney who want cool, quiet comfort without breaching by-laws.
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About the author (EEAT)
This guide is prepared with input from KYC Air Conditioning Sydney—split & ducted specialists. We handle engineering, compliance packs, strata meeting papers and acoustic options daily.
Credentials: 10+ years of installs across strata buildings, heritage conservation pockets, CBD high-rise and terraces.
2) Approval Overview & “What’s in the Pack” Main keyword: strata approval for split system
What’s included in a compliant submission?
- Scope & drawings (indoor head + apartment balcony condenser unit).
- Mounting method (wall bracket, slab, anti-vibration pads).
- Penetrations & sealing (fire/ acoustic rated where needed).
- Condensate plan (to drain legally; no dripping to lots below).
- Noise & location statement (meets City of Sydney expectations).
- Electrician/installer licences + insurances.
- By-law or minor-renovation motion wording (Section 110 pack).
Quick verdict: If the condenser sits on common property or is visible externally, treat it as minor renovation needing approval. If works are internal and do not impact common property or waterproofing, check if a tailored by-law still requires approval.
Price & value
Typical Sydney split install (2.5–3.5 kW): $1,900–$3,500 fitted (ballpark). Add $250–$700 for acoustic shrouds or hush-kits, and $180–$450 for a mini condensate pump, where needed.
Your scheme may ask for a bond or require a by-law registered on title (extra legal cost).
Who decides? The owners corporation via general meeting resolution—or a strata committee if a by-law delegates minor-renovation approvals.
3) Design & Compliance Quality
Visual impact
Keep the condenser out of street view and away from bedroom windows. Use neutral screening if your façade is sensitive (heritage streets or conservation areas).
Materials & methods
- Anti-vibration pads + rigid brackets (stop hum through walls).
- UV-rated trunking; sealed penetrations; drip trays where needed.
- Insulated line-sets to stop condensation and staining.
Ergonomics & service access
Provide 300–400 mm service clearance. Put isolator switch within reach. Keep filters reachable inside.
Durability
Marine-grade fasteners near the coast; corrosion-proof brackets; weather hood if wind-driven rain is an issue.
4) Performance Analysis (Compliance as KPIs)
4.1 Core Functionality
- Primary use case: Quiet, efficient cooling/heating in a strata lot without breaching by-laws or the Strata Schemes Management Act.
- Metrics: Outdoor unit sound pressure (dB(A)), day/night noise limits; vibration at wall; condensate flow (L/h) to legal outlet.
- Field examples: Surry Hills 1-bed (3.5 kW, hush-kit), Zetland 2-bed (2.5 kW with mini-pump), Neutral Bay studio (low-profile balcony tray).
4.2 Key Performance Categories
Noise & neighbour impact
Choose “quiet” models, position away from bedroom windows, add acoustic shield if needed. Confirm background +5 dB daytime rule of thumb and overnight quiet hours.
Condensate management
Never drip onto lower balconies or façade. Use gravity to a legal outlet; otherwise fit a mini-pump with a serviceable trap and alarm.
Quick Sizing (kW) — Bedroom/Study
Room area (m²) • Insulation• Sun
Result:
Guide only. Strata approval does not depend on kW, but noise and placement often do.
5) User Experience (The Approval Journey)
- Ask your strata manager for the air conditioning installation rules apartments Sydney by-law and any strata air conditioner consent form.
- Prepare a Minor Renovations Pack (Section 110 motion + drawings + licences + insurances + noise/condensate notes).
- Lodge to committee or include on the AGM/EGM agenda. Keep emails tidy. Use filenames like Lot12_AC_Motion_v3.pdf.
- After approval: notify neighbours of install date/time; protect lifts and common areas; keep a photo log.
Sample Section 110 motion (copy-paste)
That the Owners Corporation approves, as a minor renovation under section 110 of the Strata Schemes Management Act 2015 (NSW), the installation of a reverse-cycle split system to Lot [X], in accordance with the plans by [Contractor] dated [DD/MM/2025], subject to: • Works between [hours]; lift and common area protection. • No unreasonable noise; condenser placed per approved plan and kept in good repair. • All penetrations sealed to maintain waterproofing and fire/acoustic ratings. • Owner responsible for damage to/common property and ongoing maintenance. • Any required approvals or certifications to be provided upon completion.
6) Comparative Analysis
| Option | Approval path | Noise risk | Pros | Watch-outs |
|---|---|---|---|---|
| Split system (balcony) | Minor renovation (s110). By-law may require committee OK. | Low–Med | Efficient, fast install | Placement & condensate rules |
| Split (internal condenser/heat pump) | Complex; check building services | Low | Less façade impact | Space, access, serviceability |
| Ducted | Usually special resolution/by-law + roof/ceiling access | Med | Whole-home comfort | Noise in risers; ceiling space limits |
| Portable AC | No strata approval but building rules may limit noise/condensate | Med | Cheap upfront | Noisy; poor efficiency |
7) Pros & Cons of Doing It “By the Book”
What We Loved
- Fast approvals when packs are complete and clear.
- Fewer neighbour complaints (noise & drips handled).
- Protects resale: compliant, documented upgrade.
Areas for Improvement
- Paperwork varies across schemes; can be confusing.
- Lead times for meetings add weeks.
- Legal costs if a bespoke by-law is required.
8) Evolution & Updates (2025)
- 2025 strata updates: NSW has refreshed strata guidance and by-law materials. Some committees have clearer duty to respond to minor-renovation requests within set timeframes.
- Noise: City of Sydney republished neighbourhood noise guidance (with practical steps for resolution).
Always check your scheme’s current by-laws and any delegated approval powers to the committee.
9) Purchase/Install Recommendations
Best for
- Owner-occupiers wanting quiet, efficient cooling.
- Investors upgrading for rental appeal and lower bills.
Skip if
- Your façade is heritage-sensitive and no screened location exists.
- Your by-laws explicitly prohibit external condensers.
Alternatives
- Multi-split with roof plant (if building infrastructure allows).
- High-spec portable + acoustic door seals (short-term only).
10) Where to Buy / What to Watch
- Trusted installers: Choose licensed ARCtick/NSW Fair Trading contractors and ask for a strata compliance pack.
- Sales cycles: Best value: late autumn and spring shoulder seasons; avoid heatwave peaks.
11) Final Verdict
Overall rating: for “split system in Sydney strata” when done via Section 110 minor-renovation approval with good noise/condensate design.
Bottom line: Yes, you generally need strata committee approval. Provide a clean, complete pack and you’ll get faster yeses and happier neighbours.
12) Evidence & Proof
Short explainer (YouTube)
Overview of NSW minor-renovation obligations and approval timing (2025 context).
Screenshots / Snippets
NSW Strata Renovation Rules (2025): Minor renovations need approval. Reverse-cycle air conditioners are listed examples. (See NSW Gov page)
City of Sydney Noise: Practical guidance for neighbour noise and resolution steps. Use hush-kits and placement rules where needed.
Real-world (2025) review snapshots
- Industry-wide 2025 service reviews (ProductReview) — see top-rated AC service providers for 2025.
- KYC public reviews page (Birdeye profile) with recent feedback; filter by 2025 to verify recency.
FAQ: “Is a split system a minor or major renovation?”
In many schemes, domestic air-conditioning is treated as a minor renovation requiring approval by resolution (s110). If you change external appearance, impact structure or waterproofing, a special resolution/by-law may be required. Always check your by-laws.
