Balcony renovation Sydney: sort the waterproofing question first

Why waterproofing changes the job

A balcony renovation can mean very different things. A fresh look for the surface is one kind of job. Pulling the surface up to get at the layer that keeps water out is another, and the rules treat them differently.

The NSW Government strata renovation guidance says cosmetic work doesn't need approval. The same guidance says minor renovations cannot change the outside or structure of your property or require waterproofing.

For context, the NSW Government describes waterproofing as any protective treatment of a home to stop water or moisture getting into it. On a balcony, that treatment sits under the finish you see, which is why a tired-looking floor and a leaking one are not always the same problem.

Check approvals before you book anyone

The NSW Government tells strata owners to check the scheme's by-laws before renovating, so you know which approvals are needed and how to get them. Do that first, before you collect quotes, because a quote built on the wrong assumption wastes everyone's time.

Responsibility is the other early question. The NSW Government says the owners corporation looks after common property, while owners repair what is inside their own lot. Balconies can sit awkwardly between those two, and the same source says that if you cannot tell who should make a repair, you should check your strata plan and by-laws.

The $5000 line and who can do the work

Licensing is where many householders get caught out. The NSW Government says you must have a licence or certificate to do waterproofing work. It also says a contractor licence is needed for residential building or trade work, including waterproofing, once the job is valued at more than $5000 in labour and materials, including GST.

That figure covers the whole job, so a balcony renovation that bundles several trades into one price can cross it quickly. Ask any trade you are considering for their licence details and check them before you sign.

The penalty for getting this wrong is steep. The NSW Government says unlicensed work can attract a fine of $22,000 for an individual or $110,000 for a company under the Home Building Act 1989.

Apartment buildings and the remedial work rules

If your balcony is part of an apartment building, there is one more layer to ask about. The NSW Government says remedial building work for class 2 buildings is regulated under the design and building practitioners legislation.

It also says waterproofing is not always excluded from being building work under that Act, and that it is only excluded if it meets certain criteria. You do not need to work out those criteria yourself. Ask your strata manager or the licensed contractor whether the work falls inside them before it is scheduled.

Put together, the sensible order is simple: read the by-laws, get approval from the owners corporation where it is needed, confirm who is responsible for the balcony, and only then compare licensed contractors for the waterproofing part of the renovation.