Strata painting and common area repainting in Sydney
For strata managers, building managers and committees who need the work done without chasing the contractor.
What we paint
- Entry lobbies and foyers
- Corridors and stairwells
- Fire doors and door frames
- Car parks, line marking excluded unless quoted
- Fences, boundary and retaining walls
- Balconies, balustrades and ground-level façades
How we work in occupied buildings
We agree working hours and areas with the building manager before starting, give notice for each stage, and keep stairs and exits usable. You receive progress photos and a short completion report with before and after photos for the committee.
Above the reach of ladders and platforms, our sister business ACE Abseiling can quote the high sections in the same program.
Built for committee approval
Strata painting is decided by people who were not on site when we inspected. The quote is written for them:
- Itemised by area and surface, so the committee can approve stages or defer some areas to a later budget
- Preparation, paint system and number of coats stated for each surface
- Exclusions listed, so there are no surprise variations
- Certificate of currency, licence details and SWMS ready to attach to the meeting papers
- Resident notices drafted for the strata manager to send before each stage
What affects the price
We price each building from an inspection, not a rate per square metre. The main drivers are:
- Surface condition. Flaking paint, cracks and rust stains take more preparation than a clean repaint.
- Access. Ground-level work, ladders and platforms cost less than work at height.
- Staging. Working around residents, car park access and building hours adds time.
- Location. Coastal buildings need more washing, rust treatment and a coating suited to salt air.
- Age. Older buildings may have lead-based paint, which changes how surfaces are prepared.
Planning a strata repaint
How often to repaint
Typical repaint cycles, the signs paint is failing and how to budget in the capital works fund.
Read the guideApproval checklist
Scope, comparable quotes, licence and insurance checks, colours and resident notices.
Read the checklistGutters and box gutters
How often to clean them and why they cause so many top-floor leaks.
Read the guideCommon areas, painted with residents at home
Corridors are washed before painting, floors stay covered with drop sheets, and wet paint signs go up at each end. Site signage at the entry tells residents and visitors that work is under way. More on scope, fire doors and sign-off in our guide to painting strata common areas.
Strata questions
Who pays for painting in a strata building?
Common property, such as lobbies, corridors and external walls, is usually maintained by the owners corporation. Areas inside a lot are usually the owner’s responsibility. Your strata manager can confirm how your by-laws treat balconies, doors and windows.
Does the committee or a general meeting need to approve the work?
It depends on the cost and on your scheme’s budget and by-laws. Your strata manager will advise. We write the quote so it can go straight into the meeting papers.
Do residents need to move out?
No. Common areas are painted in stages with notice to residents, and exits and stairs stay usable.
Can you work to the building’s hours?
Yes. Hours, noise and access are agreed with the building manager before the start date and written into the scope.
What paint do you use?
The paint system is chosen for each surface and listed in the quote, including the number of coats. If your building has a colour schedule or specification, we follow it.
Do you provide insurance and safety documents?
Yes. ACE Abseiling Pty Ltd (ABN 38 647 908 450) holds NSW Contractor Licence 465770C (Painter), $20 million public liability cover and workers compensation with icare NSW. Certificates of currency and a site-specific SWMS are provided before work starts.
Is there a warranty?
Yes. We are a Dulux Accredited Painter, and Dulux paint systems applied to the Dulux specification carry a 5-year warranty. The warranty terms for each surface are set out in the quote.
Is the quote free?
Yes. Quotes and site inspections are free, and the quote is written so it can go into the committee papers.