Strata Painting Checklist for a Smooth Project

A strata painting project affects more than one lot, which is why a clear strata painting checklist prevents avoidable delays, complaints and unexpected costs. Whether you are repainting common hallways, exterior walls, balustrades, car parks or the full building façade, the result depends on planning the work properly before a brush or spray gun comes out.

For owners corporations and strata managers, the priority is not simply choosing a new colour. It is appointing a capable contractor, protecting residents and property, addressing surface issues, and making sure the finished work can stand up to Sydney weather and daily use.

Start with the scope and strata approvals

The first question is straightforward: what exactly is being painted? A vague request for a “building repaint” can lead to quotes that cover different areas and make fair comparison difficult.

Walk through the property and identify all surfaces included in the project. This may include exterior render, brickwork, weatherboards, eaves, fascias, entry doors, common-area ceilings, stairwells, handrails, metal fencing, line marking or car park elements. Record areas that are specifically excluded as well.

Before engaging a painter, confirm the approval process required under your strata scheme. The committee may be able to approve routine maintenance, while a larger colour change or major façade project may require an owners corporation resolution. Your strata manager can help clarify the process, but the contractor should also provide a scope detailed enough for the committee to make an informed decision.

A useful scope should state the surfaces, approximate areas, preparation work, coating system, number of coats, colours, access requirements and expected project timing. It should also explain how variations will be handled if concealed damage is found after work begins.

Assess the building before requesting quotes

Paint will not fix failed render, rotten timber, rusting steel or water ingress. A professional inspection should identify these issues early, because preparation often determines both the price and the life of the coating.

Look for peeling or chalking paint, cracked render, mould, efflorescence, rust stains, failed sealant around windows, timber decay and water damage. On older buildings, consider whether the existing coatings may require specialist testing or removal procedures. The right response depends on the surface and condition, not a one-size-fits-all approach.

If repairs are needed, establish who will complete them. Some painting contractors can manage minor carpentry, patching, sealing and surface repairs as part of the project. Larger building defects may need a specialist trade before painting can proceed. It is better to separate these decisions clearly than to paint over a problem that returns within months.

Preparation items to confirm

Your quote and work plan should cover the preparation method, not just the finished colour. For most strata projects, check that the contractor has allowed for:

• Washing down surfaces and treating mould or mildew where required

• Scraping, sanding and removing loose or failed coatings

• Patching cracks, holes and damaged render

• Filling gaps and renewing failed sealants where included in the scope

• Treating rust and applying suitable primers to metal surfaces

• Priming bare timber, repaired areas and other exposed substrates

• Protecting windows, paths, gardens, vehicles and neighbouring property

There is a trade-off between lower upfront cost and proper preparation. A quote that omits washing, repairs or priming can appear attractive, but may leave the building with an uneven finish or early paint failure. Ask each contractor to explain what preparation is included rather than assuming all quotes cover the same standard.

Choose the right contractor and coating system

Strata painting requires more coordination than a single home repaint. Residents need notice, access equipment must be safely managed, and common property needs to remain as usable as possible throughout the work.

Check that the contractor is appropriately licensed where required, insured and experienced in the type of work proposed. Public liability insurance, workers compensation arrangements and safe work practices matter, particularly where elevated work, scaffolding, boom lifts or spray painting are involved. Ask for clear documentation rather than relying on verbal assurances.

The paint system should suit the material and exposure. Exterior walls exposed to strong sun and rain need different consideration from internal corridors, metal handrails or basement areas. Premium paints and compatible primers generally offer better coverage, colour retention and durability, but only when applied to a properly prepared surface.

Colour selection also deserves practical thought. Very dark exterior colours can increase heat absorption, while light colours may show dirt more quickly in high-traffic areas. In common spaces, durable mid-tone colours can be easier to maintain. If the building has heritage requirements or a defined existing colour scheme, confirm these before paint is ordered.

At BaBa Painting Services, the focus is on matching the preparation and coating system to the condition of the property, not simply applying paint over existing defects.

Plan access, safety and resident communication

A well-run strata job should be visible for the quality of the finish, not for disruption or confusion. Before work starts, agree on the access plan. This may involve scaffolding, elevated work platforms, ladders, temporary barricades or restricted parking areas.

Confirm where equipment, paint and rubbish will be stored, and how footpaths, entrances and fire exits will remain clear. If car spaces need to be vacated or balconies need to be cleared, residents should receive enough notice to make arrangements. Communication should include the start date, expected duration, affected areas, working hours, contact details and any actions residents need to take.

Noise, dust and odour should be managed realistically. Painting common areas can often be staged so residents can still access their homes. For spray work, masking and overspray protection are particularly important. Weather can also affect exterior schedules, so allow reasonable flexibility rather than promising dates that cannot be safely met.

Review the written quote before approving it

A professional quote should make it easy to understand what you are approving. Avoid accepting a single-line price without details, especially on a multi-storey or occupied property.

Review whether the quote includes GST, paint and materials, labour, preparation, access equipment, protection, cleaning, rubbish removal and touch-ups. Confirm the number of coats and the brand or quality level of paint proposed. If there are exclusions, such as major repairs, window cleaning, replacement of damaged cladding or after-hours work, they should be stated clearly.

Also check the payment schedule. Larger projects may reasonably involve staged payments, but the stages should align with visible progress. Keep a written record of approved colour selections, variations and site instructions. It reduces confusion for the committee, manager and contractor alike.

Inspect during the project, not only at the end

The committee or nominated strata manager should inspect key stages of the work. This does not mean directing tradespeople on site. It means confirming that the approved scope is being followed and raising questions early.

Inspect after preparation, after primer where applicable, and as completed areas become available. Check for missed repairs, rough patching, visible drips, inadequate coverage, paint on glass or fixtures, and inconsistent colour. Exterior work should also be checked around edges, joints, downpipes and difficult access points, where shortcuts are more likely to show later.

If an issue is identified, notify the contractor promptly and keep the discussion practical. Most reputable painters want the opportunity to correct a concern before final handover.

Complete a proper handover

Before final payment, walk through the building with the contractor and prepare a short defects or touch-up list if needed. Check that masking has been removed, common areas are clean, access equipment is gone and no paint tins, debris or protective materials have been left behind.

Request details of the colours and products used, including codes where available. This makes future touch-ups and maintenance far easier. Keep any warranty information, invoices and photos of completed work with the strata records.

A freshly painted strata property should look cared for, but it should also be easier to maintain. With clear approvals, honest quoting, thorough preparation and respectful site management, the project can protect the building’s appearance and value without making life difficult for the people who live or work there.