Strata painting is cheapest and least disruptive when it’s planned, not reactive. A simple maintenance plan for common property, based on a regular condition check, lets a scheme spread the work over time and fix small problems before they become expensive ones.
Why planning beats reacting
Paint on common property is a protective layer, not just a colour. When it fails, water gets in, render and concrete deteriorate and repair costs go up. A scheme that waits until things look bad often faces a larger repaint and a bigger levy conversation.
Planning also gives owners notice. Nobody likes a surprise special levy, and a documented maintenance plan makes the budgeting conversation calmer for everyone.
Start with a condition check
A regular inspection of common property tells you what needs attention and how soon. It should look at:
- External walls, render and paint condition
- Balconies, balustrades and slab edges
- Stairwells, walkways and common corridors
- Car parks, ramps and floors
- Fences, gates and letterbox areas
- Roofline, gutters and fascias
Photos and notes create a record you can compare against next time. A written condition report also gives a committee something objective to work from when it discusses priorities.
Set priorities, not just a wish list
Not everything needs painting at once. Areas exposed to sun and rain wear out sooner than sheltered ones, and anything protecting structure, such as external render or balcony edges, ranks above cosmetic areas. Items that show early failure, like flaking, chalking or cracks, move up the list.
A sensible plan sorts work into urgent, near-term and longer-term groups. That lets the committee stage the spend rather than face it all at once.
Link the plan to the sinking fund
In Queensland, schemes must plan for major maintenance through their sinking fund forecast under the Body Corporate and Community Management Act 1997. A painting plan slots straight into that forecast. If you’d like the detail on approvals, timing and funding, read our guide to planning a body corporate repaint and our BCCM Act guide for strata managers.
Stage the work around residents
Residents live in the building, so the job has to be planned around them. That means clear notices, agreed working hours, safe access to units and one contact person. Splitting the work into stages, such as one elevation or one stairwell at a time, keeps disruption low.
On taller buildings, rope access can shorten the program and avoid scaffold across balconies and entries. Our piece on painting an occupied building covers the staging approach in more detail.
Get quotes on the same scope
When a committee gets quotes, comparing them is only fair if everyone’s pricing the same work. A written scope of works, based on the condition report, does that. It should list the areas, the prep, the coatings and the access method. Our guide to what to ask before signing a commercial painting quote shows what to look for.
Balconies and moisture
Balconies and slab edges deserve special attention. If you see stains below, cracking or flaking near the edges, get the moisture source checked before repainting. Our article on water damage, mould and efflorescence explains why.
A small plan now saves a big job later
Even a one-page plan beats none. See our strata and body corporate painting and unit complex painting pages, or request a quote and we’ll walk the building with you. You can also call 1300 733 447.
McAuliffe Painting. Eagle Farm, Brisbane QLD 4009. QBCC Lic 1180874.
