It’s not unusual for owners to have air conditioning in their homes, especially considering how hot Australian summers can get. However, before installing air conditioning in your property, there are several key considerations to take into account.
Installing air conditioning on common property is generally regarded as an improvement rather than a structural alteration. This type of work is typically treated as a minor renovation or improvement. In most schemes, a fixed air conditioner typically requires a compressor and pipes to be installed on the exterior of the building, which may necessitate drilling into the wall. As exterior walls are common property, you generally need to obtain permission from your owners corporation or body corporate before proceeding with an installation.
Before you begin planning to install air conditioning in your scheme, it is best practice that you review your building’s by-laws or building rules. These may specify whether air conditioning units are permitted, the type of unit allowed, the location of the condenser, and whether approved installers should be used. By-laws or building rules often include conditions such as matching the unit’s colour and associated pipes to the building’s finishes, complying with noise limits (e.g. maximum decibel levels), and restrictions on installation times or access for tradespeople.
If your building does not have by-laws or building rules for air conditioning, they may need to be introduced. In some cases, council approval may also be required to meet environmental or noise regulations. To determine the most appropriate course of action, check with your strata, owners corporation or body corporate manager or building manager before proceeding.
Before installing air conditioning, review your by-laws or building rules to avoid compliance issues. Download our FREE By-laws Guide and get clear, practical advice for community living.
Once you understand the air conditioning requirements, you may wish to discuss your requirements with a licensed and reputable air conditioning company. We recommend that you provide them with the relevant section of your by-laws or building rules, so they too understand the requirements before installing air conditioning in your owners corporation or body corporate property.
It’s wise to request that they address the following details in their quotation:
When installing air conditioning, it’s essential to make sure the work meets your owners corporation or body corporate’s requirements. Your by-laws or building rules exist to protect owners from poor-quality installations, so ask for all approvals and conditions in writing. If possible, be present during the installation to confirm that it aligns with the agreed-upon specifications.
Keep in mind that an air conditioning unit servicing your lot is generally covered under your personal contents insurance, not the owners corporation or body corporate’s insurance policy.
To improve your chances of approval, you might include the following in your request:
After approval and once you have an installation date, notify any neighbours who might be affected. Provide at least two weeks’ notice and include:
Your installer should provide you with a dated and signed commissioning certificate upon completion of the job. The owners corporation or body corporate may also request a photo of the completed work to confirm compliance with the approval conditions.
Getting approval from your owners corporation or body corporate before installation helps avoid problems later. Without approval, the committee may ask you to move the unit or remove it entirely.
For schemes established under the Unit Titles Act 1975, attaching external equipment (like a condenser) to walls or areas that form part of common property is treated as an alteration to the building and generally requires unanimous approval of the body corporate. Installing without approval can result in the body corporate requiring removal or rectification of the works.
For schemes established under the Unit Title Schemes Act 2009, the body corporate is responsible for managing and controlling common property and must approve any works that affect it. Where the by laws do not already permit the installation, approval is typically given by a vote of the body corporate (for example, a special resolution) or by adopting an exclusive use by law for the relevant area. Unapproved works affecting common property may be refused or required to be rectified by the body corporate under its statutory functions and powers.
Installing air conditioning is often treated as a minor renovation when it involves changes to common property, such as external walls or pipe penetrations. You will need to contact the owners corporation, strata committee, or strata managing agent and request permission before starting work.
Approval is usually given by a vote at a strata meeting, and more than 50 per cent of the votes cast in favour of the work is required.
If allowed under a by-law, a strata committee may consider minor renovation applications for air conditioning. If a strata committee refuses to approve the installation, it must give written reasons for the refusal within three months of receiving the request. If the strata committee does not refuse the application within three months, then the application is usually assumed to be approved.
The committee can provide approval for installing air conditioning in your property if:
As a lot owner in an owners corporation, you are generally entitled to install air conditioning inside your apartment or unit. However, you typically need to notify your owners corporation if the installation requires a building or planning permit.
Installation also implies keeping the exterior of your lot in good and serviceable repair, and the appearance of the air conditioning unit should not affect the use and enjoyment of the property by other lot owners.
If an owner does not maintain the exterior in good and serviceable repair, an owners corporation can issue a written notice requiring repairs. If the requested repairs are not carried out within 28 days, the owners corporation can generally perform the work without the lot owner’s approval and charge the owner for the cost.
To help streamline the lot improvement and renovation process for our customers, we now have an online form where owners can easily submit requests with all relevant attachments and information to the committee for consideration and approval.
Offer guidance on the steps involved in seeking approval and what information is generally included in an application.
Help clarify whether the proposed installation is likely to require additional permissions, such as exclusive-use by-laws or council consent.
Explain the type of resolution that may apply under the relevant legislation and by-laws, based on the scope of the work.
Forward the owner’s request to the committee for consideration and keep communication clear between all parties.
Before renewing your agreement, take a moment to compare your options. Our quick and easy form can be completed in less than 30 seconds.
This article is edited by Lauren Shaw Regional General Manager and Licensee-in-Charge on February 2026.
