Do I need strata approval to install a split system in a Sydney apartment?
Yes—if the installation touches common property (façade, slab, balcony balustrade, external walls) or changes the external appearance, you’ll need strata approval before installing a split system. In NSW this is usually treated as a Minor Renovation requiring an ordinary resolution and compliance with any strata by‑laws for air conditioning units.
Most split installs = Section 110 SSMA (approval by ordinary resolution).
Drilling external walls, mounting condensers, or penetrating slabs triggers approval.
Strata can require low‑noise units, screening and a compliance plan.
Strata approval for air conditioning — what’s in scope?
This guide shows the approval steps, documents, and specs most Sydney schemes ask for when installing split system air conditioning in apartments. We include an interactive Approval Checker and a By‑law Request Generator you can paste into your next meeting agenda.
Key specifications that matter
- Outdoor unit placement: balcony slab, wall brackets, or rooftop platform.
- Noise (dB): night and day limits; neighbour bedrooms matter.
- Condensate: lawful drainage plan (no drips to balconies below).
- Penetrations & waterproofing: detail drawings and warranty.
- Visual impact: colour, screening, visibility from street/common areas.
Who is this for?
- Owners in Sydney strata looking to install a split system.
- Strata committees/managers reviewing air conditioner strata rules.
- Installers preparing documentation for approval.
Interactive Approval Checker (Sydney)
Design, placement & quality controls
- Visual appeal: neutral colour, tidy cabling, screened where allowed.
- Materials: anti‑corrosion outdoor coils and stainless fixings suit coastal Sydney.
- Ergonomics: service clearance for maintenance; avoid hot discharge onto neighbours.
- Durability: proper brackets, vibration pads, sealed penetrations; proof of waterproofing.
Performance & compliance analysis
4.1 Core functionality
Use cases: cooling and heating a living area/bedroom without disturbing neighbours. Metrics: capacity (kW), sound power/pressure (dB), visual impact, and compliance with by‑laws. Real‑world testing: see our 2025 case studies below.
Category A — Acoustic compliance
Pick low‑noise outdoor units; place away from bedrooms and boundaries; use anti‑vibration mounts. Many schemes set stricter night limits than councils.
Category B — Waterproofing & drainage
Show how condensate will drain lawfully (no balcony drips). Penetrations must be sealed by licensed trades with warranty.
Category C — Visual impact
Neat trunking, minimal façade change, screening if allowed. Photos/diagrams help committees approve faster.
User experience
- Setup & install: approval first; then schedule with strata manager, building manager, and neighbours.
- Daily use: night quiet mode; respect by‑law operating hours; keep outdoor area clear.
- Learning curve: simple remote/app; label isolators and circuits.
- Controls: Wi‑Fi timers to pre‑cool and avoid peak noise.
Approval pathways vs installation options
| Option | What it involves | Pros | Cons | Best for |
|---|---|---|---|---|
| Split on balcony slab | Condenser sits on anti‑vibration feet; drain to lawful point | Least visible | Drips/noise risk near neighbour bedrooms | Most apartments |
| Wall brackets | Anchors into external wall | Airflow & service access | Penetrations through common property | Where slab space is tight |
| Rooftop plant | Longer lineset via riser | Lowest visual impact | Access & cost; lift bookings | Larger/managed buildings |
Pros & cons from real 2025 Sydney jobs
What we loved
- Clear by‑law templates cut approval time to one meeting.
- Low‑noise condensers + screening ended neighbour complaints.
- Photo‑diagrams sped up strata manager sign‑off.
Areas for improvement
- Last‑minute lift bookings delayed installs.
- Unclear drainage plans caused re‑submissions.
- Non‑matching colours increased visual objections.
Evolution & updates (2025)
- Recent NCAT appeal decisions emphasise reasonableness when owners provide detailed by‑laws and specs.
- Webinars flag evolving NSW strata reforms touching approval processes and timeframes.
- Committees increasingly ask for noise datasheets at 1 m and boundary estimates.
Recommendations
Best for
- Owners ready to submit: include plan, photos, datasheets, drainage & warranty.
- Schemes with AC by‑laws: use them; if not, propose a model by‑law with maintenance responsibilities.
Skip if
- Your building bans external units on the façade — consider portable or central upgrades.
- Heritage façade constraints — seek specialist advice first.
Quotes & trusted installers
Get written quotes that include split system air conditioning installation, low‑noise models, and strata‑friendly placement. Compare split system air con units price and check availability (even split system air con units Bunnings for reference) — but ensure installation meets strata by‑laws.
Final verdict
Score: 9/10. In Sydney apartments, a split system almost always needs owners corporation approval under Minor Renovations. Bring a tidy package (plan, noise, drainage, warranty, colours) and approvals are typically straightforward.
