Strata Air Conditioning Guide

When it feels like every summer in Australia is getting hotter and hotter, an air conditioner pumping ice-cold air into your bedroom or living area is an appealing option. However, being in a communal strata scheme provides its own challenges if you wish to install a new unit in your apartment.

Can I Install an Air Conditioning Unit in My Strata Lot?

Section 110 of the Strata Schemes Management Act 2015 allows for minor renovations – an air conditioner would be classified as a minor renovation. This clause would be sufficient if the whole unit were placed inside your apartment, but often, components such as the inverter or condenser are installed externally. As installation of the entire unit requires alterations to common property and may affect the external appearance of your lot, permission needs to be granted.

Permissions & Procedures for Installing Air Conditioners in Strata Buildings

Owners corporations, through a special resolution, may consider passing a by-law that allows owners to install an air conditioner, provided they meet certain criteria. If your strata scheme doesn’t currently have a by-law relating to air conditioners, then approval to install the unit would have to be agreed at a General Meeting or Annual General Meeting – this would require the drafting of a special by-law for that singular request. If a standard all-encompassing by-law were passed, permission may only have to be granted at a Strata Committee meeting,  making the process much quicker and easier.

Applications to install a new air conditioning unit will usually need to include the following details:

• The brand of the air conditioning unit
• Details of the installer
• The proposed installation location
• The dimensions of the unit

When the strata refuses your air conditioning request, ask how they arrived at that decision, especially if you believe you provided all the required documentation and complied with the by-law requirements for strata air conditioning. If you believe the refusal is unreasonable, you may be able to make an application to the NSW Civil and Administrative Tribunal.

Choosing the Right Air Conditioner for Strata Complexes

When selecting an air conditioning unit, it’s essential to consider that you’re living in a communal environment. Noise is a significant factor, so ensure the unit is quiet. If a neighbour complains that your unit is disturbing the enjoyment of their apartment, then you may be required to remove it. Strata schemes can document acceptable noise levels in the by-law. Some units may generate water, so it’s also important to consider drainage. Needless to say, energy-efficient air conditioners should always be the preference.

Other Installation Options for Air Conditioning a Strata Building

Rather than everyone in the scheme installing individual units, another option could be installing a ducted system throughout the entire building. This can reduce the need for installing air conditioner in apartment strata on a unit-by-unit basis. The installation and maintenance would be centrally managed by the Strata Committee. This approach may be more cost-effective overall and would also help maintain a cleaner, more consistent external appearance for the building.

Get in Contact with Netstrata for Your Strata’s Air Conditioning Needs

If you have questions about installing or upgrading air conditioning, speaking with an experienced strata manager can help clarify the approval process and next steps. For self-managed strata schemes, this can also be an opportunity to consider whether ongoing support would be helpful as the scheme grows more complex.

Netstrata works with owners corporations across NSW to support clear governance, approvals and communication through its strata management services. This includes guidance on by-laws and common property considerations, as well as access to broader strata management benefits that help schemes stay organised and compliant. You can also learn more about Netstrata’s approach and experience by visiting the Netstrata website.

If you’re already working with Netstrata or are considering engaging a strata manager, questions and requests can also be logged through the Netstrata Space mobile app to track approvals and communication.

FAQs

Can strata schemes refuse air conditioning?

Yes, strata themes can refuse air conditioning. Approval is not automatic, and refusals usually come down to practical issues rather than preference. For example, a committee may refuse strata air conditioning where:

• The outdoor unit changes the external appearance of the building.
• There is limited space inside the apartment or on common property.
• The installation clashes with existing plumbing, wiring or fixtures.
  The proposed system is likely to create ongoing noise issues.

These decisions are generally tied to by-laws and building impacts, not the type of unit an owner prefers.

Do I still need approval to replace or upgrade my air conditioner?

Yes, you’ll need approval to replace or upgrade your air conditioner. Even when you are replacing an existing unit, it is usually treated as a minor renovation. Approval from the owners corporation is still required when installing an air conditioner in an apartment strata scheme, particularly where common property is affected.

Who is responsible for air conditioning maintenance?

This depends on where the system is installed. Air conditioning units installed in common areas are managed by the strata committee. Once a standalone unit is approved and installed for an individual apartment, maintenance becomes the responsibility of the apartment owner. This applies even if parts of the system, including pipework or brackets, reside on common property.

What will happen if I have already installed an air conditioning unit without strata approval?

If a unit has been installed without approval, it may be considered a breach of the scheme’s by-laws. In these cases, owners may face a financial penalty of up to $500 and could be required to remove the unit. Removal and reinstatement costs are usually the owner’s responsibility, which often makes seeking approval upfront the simpler option.