Strata painting can boost your property’s value by 5% or more, especially in a competitive real estate market. But it’s not just about appearances. A well-maintained exterior protects your building, keeps residents happy, and makes a lasting impression on buyers and tenants.
Of course, painting multi-residential properties comes with its own set of challenges. From coordinating with owners and tenants to navigating large-scale surfaces and tight timelines, it takes careful planning and clear communication to get it right.
This guide will walk you through every step of a successful strata painting project, whether you’re figuring out who’s responsible for what, planning works, choosing a reliable contractor, or trying to avoid costly disputes.
If you want expert support from a team that knows strata inside and out, reach out to George Painting today.
Understanding Strata Painting Responsibilities
You can avoid many headaches by knowing who’s responsible for painting in a strata property. Let me break down the most important differences to help guide your next strata painting project.
Owner vs tenant obligations for interior painting
Interior spaces form the basis of painting responsibilities. Unit owners take care of internal painting. This covers walls, ceilings, and internal doors within their lot. You can do cosmetic work like painting without the owners corporation’s approval as an owner. This right lets you make your space your own.
The rules are different for tenants. Renters need to write to their landlord and ask for permission before making any changes. Landlords can’t say no without reason to cosmetic or minor renovations. They’ll need to handle the strata approval process on your behalf when needed.
Body corporate duties for common areas
The owners corporation (or body corporate) must keep all common property in good shape. They look after external walls, stairwells, corridors, fences, and shared recreational facilities. Quality painting should look good and protect the building from weather damage.
The owners corporation usually pays for painting through the sinking fund or special levies. Obtaining two quotes for painting work is often a standard procedure, especially for larger projects or when exceeding specific spending limits.
Clarifying grey areas in shared property zones
When it comes to strata painting, balconies, windows, and entrance areas often create confusion. The owners corporation looks after boundary walls, balconies and balcony doors, windows and window locks. Owners must take care of any changes they’ve made to ceilings, internal walls, carpets, and internal fixtures.
Things can get tricky when changes affect maintenance access. A unit owner’s new pergola might make exterior painting harder. That owner might need to pay extra costs, especially if the original approval said so.
Always check your strata plan and by-laws before starting any painting project that might affect common property. If you run into problems, try using your state authority’s mediation services first.
If you need help understanding your obligations, our friendly team is happy to provide guidance.
Planning a Successful Strata Painting Project
Your strata painting project needs careful planning to avoid mistakes that can get pricey and lead to resident complaints. The project’s success depends on good preparation before anyone picks up a paintbrush.
Setting a realistic budget and timeline
Building size, surface conditions, and access requirements substantially affect painting costs. Smaller buildings with basic needs require a budget. Larger multi-storey buildings demand larger budgets. And access equipment, like frameworks, will add even more.
Your project schedule should match the resident’s priorities and weather conditions. The planning phase needs a detailed timeline that gives enough time to notify stakeholders and get approvals. Talk to potential contractors about how long they’ll need and whether they can meet your deadlines.
Creating a sinking fund forecast
Body corporates use the sinking fund (or capital works fund) to save money for future expenses like painting. The law requires all strata schemes to keep a sinking fund forecast that covers at least 10 years of predicted expenses.
A detailed forecast has 15 years of annual budgets and contribution recommendations. Experts review these forecasts every five years. Rising costs mean you should look at your forecast every two years to stay accurate.
Gaining approvals and notifying residents
The owners corporation must approve any major painting work. Bring detailed quotes to the next body corporate meeting. Most owners need to approve the project before it can start.
Minimising disruption during works
Good communication helps keep residents happy. Here’s how to reduce inconvenience:
- Let everyone know well ahead through communal boards, emails, and letters
- Create and share a clear timeline from the start
- Keep everyone updated as work progresses
- Pick painters who can work around schedules and keep areas clean
This approach helps your strata painting project run smoothly and keeps everyone happy throughout the process.
Choosing the Right Strata Painting Contractor
Picking the right contractor can make or break your strata painting project. A skilled team delivers great results on budget. The wrong choice leads to fights, delays, and poor-quality work.
Why body corporate painting experience matters
Strata painting comes with unique challenges that regular painters often can’t handle. Multi-residential buildings need special skills to manage shared spaces and work with multiple stakeholders while sticking to strict schedules. These projects are different from standard residential jobs. They need bigger teams with proper tools to handle multi-story buildings. Skilled contractors know how to work with body corporates, residents, and property managers at the same time. This keeps the project running smoothly even with different interests at play.
Reviewing safety standards and insurance
Safety can’t be compromised, especially when painters work at heights or in busy common areas. Professional contractors should have detailed Work Health and Safety (WHS) management plans that spot and handle risks. High-rise buildings need special access methods like Elevated Work Platforms (EWP), abseiling, or rope access.
At George Painting, we have the proper licensing, public liability insurance, and workers’ compensation coverage to protect your owners’ corporation.
Clear communication and reporting are vital
Good communication is the foundation of successful strata painting projects. Quality contractors use both a site Supervisor and Project Manager to watch over things and fix problems quickly. The best painting companies keep everything transparent. They give regular updates and detailed work scopes throughout the project.
The team at George Painting regularly works with facilities managers to work in sections instead of taking over entire buildings, ensuring disruption for tenants is minimal.
Avoiding generalist painters: what to look out for
Watch for these red flags when checking contractors:
- They rely heavily on subcontractors, which can compromise quality and consistency
- They have no proven experience with strata projects or lack body corporate references
- Their timelines are vague and they are unwilling to accommodate residents’ schedules
- Their quotes are unclear or lack transparency about materials and processes
Choosing the right strata painting contractor isn’t just about price. It’s about trust, proven results, and clear communication. George Painting checks every box. With a strong track record in strata work, reliable in-house teams, and a commitment to working respectfully within shared spaces, they deliver both quality outcomes and peace of mind.
Ensuring Long-Term Results and Avoiding Disputes
Your strata painting investment’s longevity depends on post-completion care. Quality materials, warranty clarity, and complaint handling shape your project’s success.
Using high-quality, climate-suitable materials
Premium paints designed for Australian conditions prove valuable over time. In fact, high-quality paints protect buildings from intense UV exposure, humidity, and rain. Cheaper materials may seem affordable at first but lead to frequent maintenance and substrate damage.
Understanding warranties and maintenance plans
Paint warranties differ from workmanship warranties. Manufacturers like Dulux provide paint warranties against blistering and peeling for set periods. Workmanship warranties cover the painter’s labour, surface preparation and application. Professional contractors should give you both warranties and detailed maintenance schedules with yearly inspections.
Common mistakes strata managers make
- Poor surface preparation before painting
- Wrong paint choices for specific environments
- Lack of clear communication channels
- Not hiring experienced contractors
- How to handle complaints and legal issues
Direct communication with the strata committee helps resolve painting disputes. State authorities offer free mediation services if problems persist. New buildings might have defects covered under statutory warranty periods. Check this before using the capital works fund.
Work with a Strata Painting Specialist You Can Trust
Strata painting is more than a cosmetic upgrade, it’s a critical investment in your building’s long-term value, durability and resident satisfaction. Success comes from clear planning, strong communication and the right contractor who understands the complexities of shared spaces.
George Painting is a trusted partner for strata projects across Newcastle and Lake Macquarie. With proven experience working with body corporates and property managers, they bring expert guidance, safe and professional execution, and long-lasting results.
Safeguard your property with a team that understands strata. Contact George Painting today for a tailored proposal and expert advice you can rely on.
