NSW: How owners can approve minor changes to common property that only affect them

This article discusses how to get approval for minor common property changes in NSW strata, explaining the lawful steps owners can take when small, shared areas only affect them.

Question: Can a small group of residents make decisions about shared areas that only affect them?

Our strata complex has 19 units across several buildings. My unit is one of five accessed via a shared entrance door that no other residents use. This door previously had a hook so it could be latched open during the day, improving ventilation and access for residents with prams. About a month ago, the committee removed the door hook, stating that it was in the best interests of all owners for security and insurance compliance.

All five affected residents, four owners and one tenant want the hook reinstated. There is no by-law requiring the door to remain closed, and it is not a fire door.

We also want to place doormats outside front doors and hang pictures in the shared stairwell. The committee, none of whom live in this section of the complex, refused these requests. The stairwell is carpeted, wide, and has only one unit per level, so the doormats would not create a trip hazard.

Given that all impacted residents agree, what is the correct process to have the door hook reinstated and these minor common property changes approved? Do we need to request a general meeting and submit motions?

Answer: Most committees want reassurance that decisions are compliant and won’t create future disputes.

This is a very common scenario in strata: a small group of residents share a part of the building, and what makes daily life easier for them doesn’t necessarily impact the rest of the complex. But because the area is common property, any change must still follow the requirements of the Strata Schemes Management Act 2015 (SSMA).

There is a way to approach this constructively and lawfully.

1. Reinstating the Door Hook

Because the hook was previously installed and later removed by the committee, the question becomes whether reinstating it is:

• Maintenance of common property (s106 SSMA), or
• A minor improvement requiring approval.

If the hook existed for many years and its removal affects the functionality or amenity of the users of that entrance, the owners corporation may have a duty to reinstate it, unless there is a clear safety or compliance reason not to.

The committee’s reference to “security and insurance compliance” is not necessarily incorrect, but it would be reasonable for owners to ask for:

• the specific risk being addressed,
• whether the insurer requested the change, and
• whether alternative solutions exist.

Because the five affected residents are unanimous, this becomes much easier. Under s108 (changes to common property) and s110 (cosmetic and minor renovations), a simple hook reinstatement usually falls within the category of a minor, low-impact alteration. This can typically be approved by:

• The strata committee, or
• A general meeting, if the committee declines.

2. Doormats and Pictures in the Stairwell

These are also common requests across NSW schemes.

• Doormats are generally considered use of common property, not structural work. Many schemes allow them informally unless they present a trip hazard or obstruct access.
• Pictures on walls are a minor improvement to common property and can be approved by the Owners Corporation under s108/s110.

The key question is:

Do these items pose a safety, access, fire or insurance risk?

From your description, in a wide stairwell with one door per level and mats that do not obstruct, there is nothing inherently non-compliant. However, the committee may prefer uniformity or wish to avoid ongoing disputes about aesthetics.

A practical approach is to submit a clear, specific proposal covering:

• Size and material of mats
• Locations
• Style or size of pictures
• Confirmation that nothing obstructs exits or causes a hazard
• Agreement by all affected residents

3. What Is the Correct Process to Get This Through?

A general meeting with properly drafted motions is the correct and most transparent pathway if the committee continues to refuse.

Steps you can take:

1. Submit written motions to the secretary asking that they be included on the agenda for either:
   • the next general meeting, or
   • a general meeting you request to be convened.
2. Your motions might include:
   • “That the Owners Corporation approve the reinstatement of the door hook on the common entrance serving Units X–Y.”
   • “That the Owners Corporation approve the placement of non-slip doormats outside Units X–Y, provided they do not create a trip hazard.”
   • “That the Owners Corporation approve the installation of framed pictures on the stairwell walls as per the attached proposal.”
3. Attach the unanimous written consent from the 5 affected residents. This is very persuasive.
4. If the committee refuses to put your motions on the agenda, you may use s19 SSMA to compel the calling of a meeting, provided you have support from owners holding at least 25% of unit entitlement.
5. If the committee’s refusal is unreasonable or lacks a safety/legal basis, you may apply to NSW Fair Trading or NCAT for mediation, and if necessary, orders under s232 SSMA compelling the owners corporation to decide.

4. A Practical Tip from Experience

In situations like this, where a small cluster of residents share a common space, it’s often easy to resolve with:

• A clear written proposal
• Photographs
• Safety confirmation
• Unanimous consent

Most committees simply want reassurance that decisions are compliant and won’t create future disputes.

A constructive conversation can go a long way. But if you cannot achieve agreement informally, the legislation gives you a clear, structured path to have owners vote on the matter.

Summary

• You can request reinstatement of the hook, doormats, and decorative items.
• These are low-impact, minor improvements that the committee or the owners corporation can approve.
• If the committee refuses, submit a motion to a general meeting.
• Attach the unanimous consent of all affected residents—this is powerful.
• If necessary, rely on s19 (request a meeting) or s232 (NCAT orders).

Abe Ayoubi
W: Senior Strata Manager (NSW)
E: abe.strata@gmail.com

This post appears in Strata News #778.

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Read next:

• NSW: Q&A Your rights when strata arranges lot work without consent
• NSW: Authorising works to the common property and the resolution is required
• NSW: Going it Alone With Repairs and Maintenance

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