Our strata painters scope common property repaints the way committees need them: staged by building, documented and costed for your sinking fund.
A strata repaint has more stakeholders than any other residential job. The manager coordinates it, the council of owners approves it, owners fund it and residents live with it.
It is paid from a sinking fund, so committees need a sound estimate years ahead, not a quote the week before a general meeting.
It is usually staged, building by building over two or three years. Most of our strata work runs this way, from inland complexes to coastal apartment blocks in Scarborough.
Scope boundaries are a common source of strata disputes, so we state them in the quote.
Price is rarely what holds up a decision. These things are.
Committees often ask for the whole complex priced as one job. Staging by building usually works better. It spreads cost across financial years, disrupts one building at a time, lets the committee judge the first stage and gets the worst buildings done first.
One job is more efficient to set up and avoids colour or product variation between stages. We manage that by recording the specification and batch details at stage one. For most complexes of more than two buildings, staging wins. We will tell you if yours is an exception.
A condition survey and a multi-year maintenance painting programme give the committee a forward schedule and the sinking fund a reliable number. Strata sits alongside our other residential painting services.
Yes. Committees should expect certificates of currency for public liability and workers compensation, trade registration, Safe Work Method Statements and a site-specific risk assessment. You also get a scope itemised by building and element, so owners can see how the price breaks down.
Yes, and for most complexes of more than two buildings we recommend it. Staging spreads the cost across the sinking fund, limits disruption to one building at a time and lets the committee see the first stage before committing. We record the specification at stage one so later stages match.
We plan it from the start. Affected buildings get notices ahead of time, set dates for balcony and window access, and clear instructions on clearing balconies or moving vehicles. Resident communication causes more complaints than the painting, so we do not leave it to the manager.
The strata plan and by-laws define it, not what looks consistent. It typically covers building exteriors, corridors, lobbies, stairwells, balcony soffits, railings and car parks. Lot interiors are excluded, and lot doors and window frames vary. We scope to the documents, because this boundary causes the most disputes.
Yes. Where work is staged, we scope later stages so the fund can be planned against them. We can also align the painting items with your existing sinking fund forecast or asset plan, so the committee works from one set of numbers.
We inspect every building, scope it by element and give the committee a quote it can approve and budget against.
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