Improvements to Lots
BY: JUDY CARTER, GENERAL MANAGER GOLD COAST
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In a community or strata scheme, different constraints exist to those that pertain to free-hold properties. While free hold properties may have certain covenants, they are usually restricted to the outside appearance of the property.
This is not so in strata titled or high rise lots.
To make improvements to your strata titled property, first you must have a copy of the by-laws to your particular property or scheme.
The by-laws will guide you as to the requirements in any alterations or improvements that you may wish to make.
The next process is to obtain permission from the body corporate for your alterations or improvements. This request must be submitted in writing to the body corporate committee. Where the improvement has an installed value of less than $3000 (including GST) and and the appearance of any lot or the common property is not effected and the body corporate is satisfied that the use and enjoyment of the improvement is not likely to promote a breach, approval may be by committee resolution. If the improvement exceeds these conditions, then it must be the subject of a Motion to a General Meeting of the Body Corporate. (BCCM Act Section 164 (1) to (4) Standard Module).
The types of improvements that can be decided at committee level may involve those for the internal area of the lot including: window furnishings, floor coverings, and internal gardens or courtyard areas.
Structural changes may be subject to certain constraints such as engineering reports where internal walls or flooring changes may impact the integrity of the structure or the conditions in adjoining lots. These changes would require committee approval and the provision from reports as specified in the by-laws or as a condition as requested by the committee.
Changes to the external appearance of the lot are usually subject to more than owners or committee approval. In most cases, approvals at this level would require a general meeting approval in some schemes or the submission of plans and specifications if the changes are to be subject to approval to an architectural review committee prior to committee approval in the case of standard format plans (free standing structures).
