What Areas Does Strata Painting Actually Cover?
This is the first question most owners corporations grapple with, because the scope varies from building to building. As a general guide, strata painting covers all common property. This includes:
External areas:
- Exterior facade walls
- Balconies, balustrades, and soffits
- Eaves, fascia boards, and gutters
- Entry gates, fences, and boundary walls
- Garage doors and car park areas
Internal common areas:
- Lobby and entry foyer walls and ceilings
- Stairwells and corridors
- Lift lobbies where applicable
- Basement and car park walls
- Bin room and utility areas
Individual unit interiors are not part of strata painting. They are the responsibility of each lot owner. The boundary is generally the internal wall surface of each unit, while everything beyond that threshold is common property managed by the owners corporation.
If you are unsure what falls under common property in your specific building, your strata manager can clarify this before any scope of work is prepared.
How the Decision-Making Process Works in NSW
This is where strata painting differs most significantly from a standard residential job. A single homeowner can decide to repaint and call a painter tomorrow. In a strata setting, the decision involves the owners corporation and must follow the processes set out under the NSW Strata Schemes Management Act 2015.
For most strata painting projects, a committee vote or ordinary resolution at a general meeting is required. An ordinary resolution means more than 50 percent of votes cast must be in favour.
For larger strata plans, additional requirements apply:
- Buildings with more than 100 lots must obtain at least two quotes for works over $30,000
- Committees cannot approve spending that exceeds their delegated authority without a general meeting vote
“Working with a strata-experienced painter from the beginning makes the committee process much smoother. A detailed, itemised quote that clearly explains what is included and what is not gives the committee the confidence they need to vote, and reduces the back-and-forth significantly.” — Licensed painting contractor, Sydney
Understanding this process helps you approach the project with a realistic timeline. Factor in time for the quote to be presented to the committee, a vote to be called, residents to be notified, and work to be scheduled. Rushing a strata painting project rarely ends well for anyone involved.
How Often Should a Strata Building Be Repainted?
This is one of the most practical questions an owners corporation can ask, and the answer directly affects capital works fund planning.
| Building Type | Recommended Repaint Cycle | Key Factors |
|---|---|---|
| Coastal apartment (within 5km of ocean) | Every 5 to 7 years | Salt air accelerates paint breakdown |
| Suburban mid-rise complex | Every 7 to 10 years | UV exposure and weather cycling |
| Low-rise townhouse complex | Every 8 to 12 years | Less exposure, simpler facade |
| High-traffic common areas (interiors) | Every 4 to 6 years | Wear, scuffing, and cleaning frequency |
Sydney’s coastal and suburban conditions both place demands on exterior paint. Buildings in Eastern Sydney, the Northern Beaches, and Lower North Shore experience salt air that shortens paint life significantly. Buildings further west, including the Hills District and Western Sydney, deal with intense UV and greater temperature variation between seasons.
A professional inspection from a licensed painting contractor will give you an honest assessment of your building’s current condition and a realistic projection of how much useful life the existing paint has. This is far more valuable than guessing based on the number of years since the last repaint.
What to Look for in a Strata Painter in Sydney
Not every residential painting company is equipped for strata work. The scale, compliance requirements, and coordination involved in a strata project demand specific experience and systems.
Key things to verify before appointing a strata painter:
- NSW Contractor Licence: Required for any painting work over $1,000 in New South Wales. Verify the licence number on the NSW Fair Trading website before proceeding.
- Public liability insurance: Essential for any work on common property. Ask for a current certificate of currency.
- Safe Work Method Statement (SWMS): Required for any work involving heights, which almost all strata exterior painting does.
- Experience with occupied buildings: A good strata painter understands how to work around residents, manage noise, protect common areas, and communicate clearly throughout the project.
- Detailed, itemised quotes: A vague quote is a red flag. A strata quote should specify exactly which surfaces are included, what preparation is required, what products will be used, how many coats will be applied, and how access will be managed.
Quality Painting Sydney holds NSW Contractor Licence 136690C and carries full public liability insurance on every project. The team works across strata complexes throughout Sydney, from the Hills District and North Shore through to Eastern and South Sydney, with a structured approach to resident communication and site management. Learn more about the strata painting services offered across Sydney.
Managing Residents During a Strata Painting Project
Resident communication is often underestimated in strata painting projects. Done well, it prevents complaints and keeps the project running smoothly. Done poorly, it creates frustration that can overshadow even a high-quality paint job.
Best practice resident communication for a strata paint project:
- Provide written notice at least two weeks before works commence
- Include the start date, expected duration, areas affected, and any access requirements
- Advise residents to close windows and doors on days when washing takes place
- Give advance notice before working on balconies or areas adjacent to individual units
- Provide a contact number for residents to reach the site supervisor with questions
For larger complexes, a project manager who can liaise with both the strata committee and residents throughout the job is a significant advantage. It keeps information flowing without everything having to go through the committee chair.
If your building is in Western Sydney or the Hills District area, the Western Sydney painting service covers your area with experience in suburban and semi-commercial strata complexes across the region.
How Strata Painting Protects Property Values
Beyond aesthetics, regular strata painting is one of the most cost-effective maintenance investments an owners corporation can make.
A well-maintained exterior signals to buyers, tenants, and visitors that the building is professionally managed. Properties in well-kept strata schemes consistently achieve better sale and rental prices than those with deteriorated facades and neglected common areas.
From a structural perspective, exterior paint acts as the primary barrier against moisture, UV, and salt air. Once that barrier breaks down, water penetration begins. Concrete cancer, timber rot, render delamination, and rusting reinforcement are all significantly more expensive to remediate than a timely repaint would have been.
Aligning your strata painting schedule with your capital works fund projections ensures that repainting happens before deterioration becomes costly, not after. A licensed painting contractor can provide a condition report that supports your capital works planning.
Ready to start planning your strata repaint? The team at Quality Painting Sydney provides detailed inspections, itemised quotes, and hands-on project management for strata properties across Sydney. Get in touch to arrange your assessment.
