Can lot owners be reimbursed for painting without owners corporation approval?

Section 111 of the Strata Schemes Management Act 2015 (NSW) ('the Act') expressly prohibits an owner from undertaking work to common property unless they are authorised:

1. by the owners corporation: 
   1. by special resolution; or
   2. in accordance with its by-laws; or
2. by any other way mentioned in Part 6 of the Act, such as: 
   1. by special resolution authorising an owner to add to, alter or erect new structures on common property;
   2. undertaking cosmetic work or minor renovations;
   3. by way of a licence to use common property; or
   4. by way of a lease of part of the common property.

On that basis, an owners corporation is under no obligation to reimburse a lot owner who has chosen to repair or maintain common property by their own accord.

The owners corporation is fundamentally responsible for and therefore has control over who performs work to common property.

This is not to say that an owners corporation cannot enter into an agreement with an owner about such matters (either before or after works).

If an owners corporation were to decide to approve unauthorised works retrospectively, a special resolution would be required in accordance with section 111(c) of the Act.