Painting strata common areas: lobbies, stairwells and doors
What strata managers and committees in Sydney should plan before repainting the shared parts of a building.
1. Walk the building first
List every area in the scope: entry lobby, lift lobbies on each floor, corridors, stairwells, unit entry doors, service doors, handrails, car park walls and line marking. Note damage that needs repair before painting, such as cracks, water stains and dents.
2. Fix the cause of stains before painting
Water stains in stairwells and ceilings usually point to a leak. Repainting over them without fixing the source means the stain returns. Get the leak checked first.
3. Doors and frames
Unit entry doors and stairwell doors take the most wear. Agree whether door faces, edges and frames are included, and which side of each door is common property under your by-laws. Compliance labels and tags on fire doors and frames must not be painted over.
4. Choose hard-wearing finishes
Corridors and stairwells get scuffed by trolleys, bikes and furniture moves. A washable, scuff-resistant finish on walls and an enamel on doors and handrails will last longer. Ask for the products and number of coats in writing.
5. Keep residents moving
Stairwells and lobbies are often the only way in and out. Work in sections, keep a safe path open, and use clear signs for wet paint. Agree the work hours with the strata manager and building manager.
6. Notices and colours
Confirm colour codes and sheen levels before work starts and send residents a notice with the dates and areas affected.
7. Sign-off
Inspect each area at the end with the painter, list touch-ups, and keep a labelled tin of each colour for future repairs.
Related
Common questions
Can residents use the stairs while they are being painted?
Usually, yes. The stairwell is painted in sections so one side or one flight stays open, with signs on wet areas. This is agreed with the building before work starts.
Can we paint the lobby now and the rest later?
Yes. Ask for a quote itemised by area, so the committee can approve the lobby first and other areas in a later budget.
Who pays for painting unit entry doors?
It depends on whether the door is common property under your strata plan and by-laws. Your strata manager can confirm before the scope is finalised.