STRATA PLAN 21702, 185-211 LIVERPOOL STREET, SYDNEY 2000 TEL: (02) 9267 2323
BUILDING WORKS APPLICATION FORM
Use this form if you wish to undertake building works or renovations within your apartment. This form is to be
construed according to the conditions outlined in the GUIDELINES FOR BUILDING WORKS (October 2010). Please
ensure that you have read and understand that document before completing this form. No work may commence until
your application is approved by the Executive Committee, or in the case of building works affecting common property,
an appropriate By-law has been made and registered. For more information please contact the Building Manager on
(02) 9267 1791.
OWNERʼS NAME ……………………………………………………………… UNIT NUMBER ………………………….
TELEPHONE ……………………………………… EMAIL: …………………………………………………………………..
LOCATION: KITCHEN BATHROOM TOILET HALLWAY
LIVING ROOM BEDROOM OTHER ……………………………………
WORK INVOLVES: PAINTING TILING FLOOR SURFACES
CEILING FIRE SPRINKLERS AIR DUCTING
PLUMBING MASONRY WALL REMOVAL/PENETRATION
COMMON PROPERTY ALTERATION
PREFERRED DATE OF WORKS: STARTING ………/………/……… ENDING ………/………/………
PLEASE ATTACH: BRIEF DESCRIPTION OF INTENDED WORKS
AND EITHER: PLAN BY ARCHITECT/DESIGNER (if available)
OR: ROUGH PLAN / DIAGRAM (provided by owner)
SECURITY BOND DEPOSIT: CHEQUE for $2,000 made out to ʻOwners Corporation S.P. 21702'
PLUS, IF REQUIRED (FOR MAJOR STRUCTURAL WORK):
COUNCIL JOINT APPLICATION FORM
STRUCTURAL CERTIFICATE from ACCREDITED ENGINEER
I the undersigned hereby warrant that I have read the GUIDELINES FOR BUILDING WORKS (October 2010) and
agree to comply with all of the conditions and limitations imposed thereby.
OWNERʼS SIGNATURE ……………………………………………………………………… DATE ……………………………
ADDITIONAL WARRANTS (IF APPLICABLE)
As the work applied for entails the removal and/or penetration of masonry within the apartment, I hereby warrant that I accept full
responsibility for the upkeep and preservation of the altered masonry.
OWNERʼS SIGNATURE ……………………………………………… DATE ………………………
CEILING CAVITY ALTERATIONS:
As the work applied for entails the alteration of one or more ceiling cavities in the apartment, I hereby warrant that I accept full
responsibility for any loss of acoustic amenity caused by the alteration. I further understand that this alteration may diminish the right
of myself and any future owner of the apartment to seek compliance with Bylaw 24 from the owner of any apartment or apartments
OWNERʼS SIGNATURE ……………………………………………… DATE ………………………
HARD FLOORING IN DESIGNATED AREAS:
As the work applied for entails installing hard floor surfaces other than in a kitchen, bathroom or toilet, I hereby warrant that, after the
new floor is installed, I shall pay for acoustic testing and will remove the hard flooring and re-install carpet if it is found to provide
inadequate acoustic isolation.
OWNERʼS SIGNATURE ……………………………………………… DATE ………………………
GUIDELINES for BUILDING WORKS (October 2010)
In devising the building’s By-Laws the Owners Corporation has taken great care to protect
the quality and character of the building while also protecting the amenity of each owner’s
individual property. It is a primary responsibility of the corporation’s elected Executive
Committee to ensure that By-Laws are properly applied and uniformly enforced. This
document presents the current views of the Executive Committee on By-Laws and other
issues related to owner-initiated renovation and building works. It also aims to help owners
navigate these potentially difficult processes. If you need more information than is provided
here, please consult the Building Manager on (02) 9267 1791.
HOW TO START
If you intend to undertake any building works in your apartment please read this document
then complete a Connaught Building Works Application Form. You must lodge a
completed form with the Building Manager at least 4 working days before any ‘simple’
building works take place (see below), and at least 20 working days before any other works
are due to commence. Although this may seem overly intrusive, even such simple tasks as
smartening up some kitchen cupboards may contain hidden implications for your neighbours
or in your relationship to the rest of the building. It will be easier in the long run, and better
both for you and for the rest of the building, to ensure that such issues are dealt with
properly before you start spending money on demolition or installation.
You should find a copy of the application form attached to this document. Otherwise copies
may be found at the front desk, in the Building Manager’s office or on-line at
www.theconnaught.org. If you are working with a designer or architect, include copies of
their plans with the application. Otherwise attach a written description of the work including
as much detail as you possibly can.
SECURITY BOND DEPOSIT
As with all substantial moves through the building, before any building work commences you
must lodge with the Building Manager a refundable bond of $2,000 as security against
damage to common property areas. Building management will complete a "Common Area
Inspection" form with you before the work commences listing any existing damage between
the goods lift and the door of your apartment. Another inspection will be arranged at the end
of the work. The security bond will be returned to you less the cost of repairing any damage
sustained during the work. If the cost of damage exceeds $2,000 the excess will be invoiced
to you for payment.
You must use qualified, reputable, licensed contractors approved by the Owners Corporation.
(If in doubt, check with the Building Manager). They must be insured and conversant with
the Occupational Health & Safety Act. They are deemed to be under your supervision at any
time they are in the building.
At least 2 days prior to the commencement of work you must arrange with the Building
Manager a suitable time and method for your workers to access the building. You must
provide all arrangements for access and parking of your workers’ vehicles, and they must
comply with all reasonable demands by the Building Manager concerning the time and
means by which they access the building. Workers may only access your apartment using
the goods lift. Bookings for the goods lift may be made at the front desk and must be
submitted at least 24 hours prior to the requested date. All contractors in the building
(including removalists and those employed by the Owners Corporation for essential works)
must share access to the goods lift in a reasonable fashion.
Building work is permitted from 8.00am to 4.00pm Monday to Friday and from 8.00am to
1.00pm Saturday. No work is allowed on Sundays or public holidays. Silent works (eg.
painting) may take place at any time if there is no impact on neighbouring apartments.
Noisy works (eg. concrete drilling, constant hammering etc) must not start before 9.00am
and are not permitted at all on weekends. You must give the Building Manager 48 hours
written notice of such noisy works so your neighbours can be warned.
Extremely noisy equipment such as jackhammers, rotary hammer drills and similar may only
be used for A SINGLE FOUR-HOUR PERIOD IN ANY GIVEN WEEK. It is your responsibility to
ensure that your builder provides enough labour and equipment to carry out the required
task within this four-hour period.
Your apartment door must be closed at all times during building works to prevent the egress
of dust. Your contractors must lay designated protective mats on all carpets between the
goods lift and your apartment door and remove them after each move. (Suitable mats may
be obtained from the front desk). Hallways and lifts are to be inspected prior to leaving each
day and cleaned and/or vacuumed by you or your contractors if necessary. Cleaning
directions from the Concierge or Building Manager must be carried out promptly. If the
building’s cleaners are subsequently required to clean any such areas you will be billed for
the expense. You must arrange privately for the removal of all building refuse. No building
or demolition material of any kind is to be placed in our garbage chute, garbage rooms or
garbage bins and skips.
If you are simply painting walls or laying new carpet your renovation plans should be
approved promptly. You must still lodge a Building Works Application Form and Security
Bond Deposit with the Building Manager at least 4 days before the work is due to
Work involving anything other than paint and carpet requires a building works application
form to be lodged with the Building Manager at least 20 working days before the work is due
MORE COMPLEX WORK
Any work that involves the “penetration or removal of a fixture” (eg. removing a wall,
constructing a wall or creating a hole in a wall) requires approval from the City of Sydney.
You must first obtain a Structural Certificate for the proposed work from an accredited
engineer approved by the Owners Corporation. (Consult the Building Manager). You then
need to complete a Development and Construction Certificate application (a ‘Joint
Application’) for the City Council. Blank forms are available from the Building Manager.
Include a completed form with your Connaught Building Works Application Form. The
Executive Committee needs to endorse your ‘Joint Application’ before it is returned to you
for submission to the City Council. Work may not proceed until you provide evidence of
subsequent approval from the City Council. Work affecting common property may not
proceed until any requisite By-law is made and registered. You will be responsible for any
fees payable to the City Council for the processing of your Joint Application.
In the case of structural alterations, you must acknowledge that the alteration remains the
sole responsibility of the owner of your lot and that the Owners Corporation has no
responsibility to maintain the alteration or to reinstate the original condition or materials of
The most common request for structural alteration in The Connught involves the removal of
the wall between the kitchen and lounge room. Generally there should be no objection to
such alterations. Problems may arise however, if the alteration involves a change in effective
For most of the 29 residential levels in our building, kitchens are stacked above kitchens,
bedrooms above bedrooms and so on. Apart from the difference in allowable flooring
materials in different rooms (see below), behaviour patterns vary dramatically with room
function. Kitchens and bathrooms are inherently noisier places, for instance, than bedrooms.
Alterations to room boundaries are generally not allowed.
Under By-Law 24 carpet is the preferred floor covering for all rooms except kitchens,
bathrooms and toilets. Hard floor coverings (tiles, floating wooden floors, parquet etc) are
only permitted elsewhere in your apartment as long as they do not interfere with the
‘peaceful enjoyment of any other lot’. The Executive Committee has assembled a number of
installation methods for hard flooring that may meet this requirement. Copies are available
from the Building Manager.
You may only install hard flooring in such areas if you agree:
1. after installation is complete, to allow the Owners Corporation to conduct an acoustic
isolation test between your apartment and the one directly beneath you;
2. to pay all costs associated with the test which is to be conducted by an accredited
member of the Association of Australian Acoustical Consultants;
3. should the test indicate an acoustic isolation less than IIC70 (‘Impact Isolation Class’
of 70dB), to pay for the complete removal of the hard floor and installation of carpet or
a satisfactorily insulated hard floor;
4. should it become apparent that the hard flooring interferes in any other way with the
‘peaceful enjoyment of any other lot’, to pay for the complete removal of the hard floor
and installation of carpet or a satisfactorily insulated hard floor.
Tiles and other hard flooring materials may be laid in kitchens and bathrooms. However, in
the case of bathrooms, due to the possible compromise of waterproofing membranes, the
works may require the approval of an appropriate Bylaw submitted to a general meeting of
the Owners’ Corporation.
Some parts of your apartment are common property. The Executive Committee does not
have the authority to approve many changes to common property, and such changes may
only be made following the registration of a By-law passed at a General Meeting of the
All exterior walls, windows and doors of your apartment are common property, including the
front door to your apartment. You may paint the interior of any part of your apartment, but
no structural alteration is permitted to these items without a registered By-law. The
following items are also common property: fire sprinkler plumbing and outlets, air
conditioner ducting, ceilings and ceiling cavity, and any plumbing that penetrates common
property walls, floor or ceiling. The alteration of any of these items requires approval by
registered By-law before proceeding. Sprinkler systems and ducting may only be altered by
those companies contracted by the Owners Corporation specifically for that purpose.
However, the common property comprised in bathroom tiles is subject to special allowance.
These may be replaced with new materials, though the replacement material and the
manner of replacement must first be assessed by the Executive Committee to ascertain
whether a By-law will be required.
By-Law 27 should be taken into account when considering new décor. Curtains, blinds and
window shades are bound by this By-Law to ‘have an off-white appearance’ when viewed
from outside. Owners must also ensure that nothing in their lot will ‘interfere with the
uniform appearance of the outside parts of the building’.
Approved by the Executive Committee, S.P. 21702, OCTOBER 2010