Kitchen renovations in a body corporate
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Whether you’re replacing outdated appliances or planning a more substantial update, kitchen improvements in a body corporate building come with specific rules.
Some changes are simple and can be carried out without approval, but others involve building services or common property, meaning body corporate approval is required before work begins.
Being aware of these requirements helps you plan your renovation and avoid unintended breaches.
What You Can Usually Do Without Approval
For many kitchen upgrades, body corporate approval isn’t needed. These are generally cosmetic or like-for-like replacements that don’t affect plumbing, electrical systems, or anything behind the walls.
You can typically update things like:
- Replacing an oven, cooktop, or dishwasher with a like-for-like appliance
- Updating handles, tapware, splashbacks, or benchtops
- Painting walls or replacing cabinetry doors
- Changing light fittings without moving wiring
These changes stay within your lot boundaries and don’t interfere with shared building services.
Even so, it’s always wise to check your by-laws first. Some schemes set conditions around noise, work hours, lift bookings, or waste disposal during renovations.
When Approval Is Required
Before looking at specific examples, it’s worth understanding the distinction Queensland legislation draws between improvements to your own lot and improvements to common property. Work that stays entirely within your lot and doesn’t affect shared building services generally follows a simpler approval path. Work that touches common property, even if it originates inside your lot, requires a higher level of approval and in some cases must be voted on at a general meeting. Most kitchen renovations that go beyond cosmetic changes will involve at least some element of common property, which is why understanding where your lot ends and common property begins is an important first step.
Kitchen upgrades become more complex, and need body corporate approval, when the work goes beyond surface changes.
The key question is ‘does the work affect common property or building services?’ If the answer is yes, approval is required under the legislation and your scheme’s by-laws.
Switching From Gas to Electric (or vice versa)
This is one of the most common kitchen upgrades that requires approval.
- Changing from a gas oven to electric usually needs new wiring or an upgraded electrical load.
- Anything running through walls, risers, or the building’s electrical systems is generally common property, though the exact boundaries will depend on your scheme’s community management statement.
- Altering or capping gas lines also involves shared pipework.
Even if all the visible work happens inside your lot, the hidden work behind the wall can still impact building-wide services, meaning you should seek approval first.
Relocating Appliances
Moving the oven, cooktop, or dishwasher typically involves shifting:
- Plumbing
- Electrical wiring
- Ventilation
- Fire safety elements
All of these may touch common property and require written consent.
Upgrading Electrical Circuits
Ovens and cooktops often need new circuits or additional load. Because these connect to the building’s supply, approval is almost always necessary.
Layout Changes or Structural Work
Removing walls, altering penetrations in ceilings or floors, or changing the kitchen layout can affect structural components or waterproofing, and always needs approval.
Why Approval Is Required
Living in a community titles scheme means you’re part of a shared building. Even small changes inside your lot can:
- Affect common property
- Create safety or compliance risks
- Impact fire systems
- Affect neighbour amenity
- Void the body corporate’s building insurance — unauthorised work is a common reason insurers decline claims, which can leave all owners exposed
Approvals ensure work is safe, lawful, and doesn’t negatively impact others. They also protect you as unauthorised work can lead to costly rectification orders.
What Type of Approval Do You Need?
Depending on the scale of your upgrade, approvals may include:
1. Body Corporate Approval
Most kitchen upgrades that alter plumbing, electrical work, or common property require body corporate consent.
Where work involves an improvement to common property, the approval threshold under the Standard Module is $3,000 inc. GST. Improvements below this amount can generally be approved by the committee, while those above must be voted on at a general meeting. Other regulation modules (such as the Small Schemes Module) have different rules, so it’s worth confirming which module applies to your scheme.
If you’re altering or improving common property permanently, a more formal approval may also be needed.
2. Council or Certifier Approval
You may also need building approval if your works involve:
- Structural changes
- Plumbing relocations
- Electrical modifications
- Fire safety measures
- Works requiring certification under Queensland building laws
Note that Queensland law also requires licensed tradespeople for plumbing and electrical work — a licensed plumber or electrician must carry out this work regardless of whether body corporate approval has been obtained.
The body corporate’s approval does not override council requirements. You must obtain all necessary permits before work begins.
3. By-Law Requirements
Your by-laws may also set rules around:
- Noise and work hours
- Lift or corridor access
- Contractor behaviour
- Waste disposal
- Whether certain trades must be licensed or insured
Always check your scheme’s community management statement (CMS) before starting.
Common Kitchen Scenarios: Approval or Not?
Scenario: Replacing oven with same type
Approval needed: No
Why: Like-for-like, no service changes
Scenario: Switching gas oven to electric
Approval needed: Yes
Why: Electrical load + gas pipe alterations affect common property
Scenario: Moving the sink or dishwasher
Approval needed: Yes
Why: Plumbing changes involve shared services
Scenario: Updating benchtops and splashback
Approval needed: No
Why: Cosmetic only
Scenario: Removing a non-load-bearing wall
Approval needed: Yes
Why: Structural changes require certification
Scenario: Installing ducted or externally vented rangehood
Approval needed: Yes
Why: External penetrations are common property
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