Commercial Painting With Strata Or Body Corporates

Painting a strata or body corporate building works differently to a single home. The decision sits with the strata committee and strata manager, not one owner, and the work usually covers common property: external walls, hallways, stairwells, car parks and shared facilities. You’ll need a clear written scope and quote the committee can approve, plus a plan that keeps residents and tenants moving while we work. Here’s how it runs from first call to final coat.

Who’s involved in a strata paint job?

A strata repaint has more people at the table than a home job. The owners corporation makes the call, usually through the strata committee, with the strata manager handling quotes, contracts and communication. A building manager often coordinates site access on the day.

The first thing we sort out is what’s common property and what’s a lot. Common property covers shared areas: external facades, balconies, common hallways, stairwells, lobbies and car parks. Individual lots are the owner’s responsibility. Getting that line clear up front means the quote covers exactly what the committee is paying for, with no surprises later.

When you call us for a site assessment, we walk the whole complex with you or the building manager so nothing gets missed.

How do you get the scope and quote right for committee sign-off?

Committees approve money based on paper, so the quote has to be clear enough to vote on. We put together a written scope that lists each area, the prep involved, the products, the number of coats and the colours, so every committee member sees the same thing.

Cost on a strata job depends on a few real drivers:

• Building size and height — a three-storey walk-up is very different to a single-level complex.
• Scope of common property — facade only, or facade plus hallways, car park and shared rooms.
• Access — whether we need scaffolding, swing stages or boom lifts.
• Condition — rendered walls, rust, flaking paint or repairs add prep time.
• After-hours work — night or weekend work to suit occupied buildings.

We don’t quote a number sight unseen. After a free site assessment we give the committee a written quote they can compare and approve.

How do you minimise disruption to residents?

People still live and work in the building while we paint, so the job is planned around them. We stage the work area by area instead of tearing into the whole complex at once, so residents always have a clear path in and out.

Before we start, we agree a simple comms plan with the strata manager: notices in lobbies, dates on noticeboards, and signage where wet paint or access changes affect people. If a stairwell or entry is being done, we keep at least one safe route open and let everyone know the schedule in advance.

Clear communication is half the job. When residents know what’s happening and when, complaints to the committee drop right off.

Can you work after-hours on occupied or commercial buildings?

Yes, and on a lot of strata and commercial jobs it’s the sensible option. Shopfronts, foyers, lifts and busy car parks are easier to paint when tenants and customers aren’t moving through them, so evening and weekend work often causes less disruption than daytime.

After-hours work does carry a cost — more labour hours and sometimes extra lighting or security access — so we factor it into the quote rather than spring it on you later. For mixed buildings with retail downstairs and residents above, we’ll often split the schedule: shared living areas in the day, commercial frontages after close.

We’ll talk through the trade-offs at the site assessment and recommend what actually suits your building.

What about safety, insurance and licensing on multi-storey work?

Common property work means heights, shared access and public safety, so the paperwork matters. We hold NSW Fair Trading Painting Contractor Licence 105492C and we’re fully insured, which protects the owners corporation if anything goes wrong on site.

We’re also members of Master Painters Australia and have been painting across the Hills District since 2000, so multi-storey facades, scaffolding and occupied buildings are familiar ground. On site we set up exclusion zones, signage and proper access equipment, and keep walkways and car park entries safe while crews are working overhead.

For a committee, that means less risk and a clear point of accountability for the whole job.

How do you schedule a whole complex?

A whole-complex repaint runs in stages, not all at once. We map the building into sections and work through them in an order that keeps access open and weather on our side, giving the strata manager a realistic timeline before a brush touches a wall.

The schedule flexes around the building’s life: bin collection days, busy car park times, school runs and trading hours all get factored in. If rain hits, we adjust and keep you posted rather than leaving half-finished areas exposed. A larger complex might run over several weeks, and we set those expectations clearly at quote stage so the committee knows what to plan for.

If you’re getting quotes for a common property repaint, call Nasser at Easy Cut on 0416 283 735 for a free site assessment and a written quote your committee can approve.

Frequently Asked Questions

Who decides on a strata repaint, the committee or the owners?

The owners corporation decides, usually through the strata committee, with the strata manager handling quotes and contracts. For larger spends, the decision may go to a general meeting vote. We give you a written scope and quote clear enough for the committee to approve.

What counts as common property for painting?

Common property is the shared parts of the building: external walls and facades, common hallways, stairwells, lobbies, balconies, car parks and shared facilities. Individual lots are the owner’s responsibility. We confirm the exact line during the site assessment so the quote covers the right areas.

Can you paint while residents and tenants stay in the building?

Yes. We stage the work area by area and keep safe access open throughout, with notices and signage so everyone knows what’s happening. After-hours and weekend options are available for occupied buildings and commercial tenancies to reduce disruption.

Are you licensed and insured for multi-storey common property work?

Yes. We hold NSW Fair Trading Painting Contractor Licence 105492C, carry full insurance, and are members of Master Painters Australia. We’ve worked across the Hills District since 2000, including multi-storey facades and occupied buildings.

How long does a whole-complex repaint take?

It depends on the building’s size, height, condition and how much common property is involved. We run the job in stages and give the strata manager a realistic timeline at quote stage, then keep you updated if weather or access changes the plan.