Strata Painting: What Owners Corporations Need to Know Before Tendering

A strata paint project is one of the most complex residential painting jobs to manage — not because the painting itself is different, but because the approval process, resident management, scope definition and quote evaluation all have strata-specific considerations that don’t apply to a standard house repaint.

Here’s what OC committees and strata managers need to know before tendering.

Before You Go to Market: Define the Scope

The most common cause of strata painting problems is an inadequately defined scope before quotes are sought. When the scope isn’t defined:

• Different painters quote different work, making comparison impossible
• The lowest-price quote often excludes preparation items that the others include
• Variations arise after commencement when unlisted work is identified
• Disputes occur about what was and wasn’t included

A properly defined strata painting scope should specify:

Areas: Exactly which areas are included — common stairwells, lobby, corridors, external facades, car park, gym, pool area, and each level specifically. Don’t leave it as “all common areas” — contractors may define this differently.

Surfaces: What surfaces are included within each area — walls only, walls and ceilings, walls/ceilings/trims, doors, handrails and other common-area details. Be specific.

Preparation: What preparation is expected — whether existing paint is to be washed, whether loose paint is to be scraped, whether cracks are to be filled, and whether mould is to be treated. These should be specified clearly rather than assumed.

Product specification: Paint brand and product grade, or minimum specification (e.g. “premium exterior acrylic, minimum 10-year durability rating”). Without this, quotes may use different quality products.

Access and staging: How access is to be managed — whether lifts can be used for equipment, whether phased access through floors is required, and whether after-hours work is needed for areas that must remain accessible during business hours.

Strata Painting Tender Checklist

Before asking painters to quote, prepare a basic tender checklist. This helps every contractor price the same project and reduces confusion when the OC committee compares quotes.

• List every area included in the painting scope
• Identify the surfaces included in each area
• State expected preparation requirements
• Confirm access requirements, lift use and staging needs
• Ask for product specifications, not just “premium paint” wording
• Request a written fixed-price quote with exclusions clearly listed

Getting Multiple Quotes That Are Comparable

Many OCs prefer to obtain multiple quotes before approving larger painting works. Getting comparable quotes requires:

1. Provide the same written scope document to all tenderers
2. Require itemised pricing — if you want to understand what preparation costs versus painting costs, ask for it separately
3. Require a fixed-price, written quote — not just a rate schedule or broad estimate
4. Ask each tenderer to identify any additional work they believe is required outside the scope

Point 4 is important. A conscientious painter who identifies cracking render, failing waterproofing or significant surface damage will either include it in their quote or flag it explicitly. A painter who ignores it will quote lower and apply for a variation later.

Evaluating Strata Quotes

The lowest price rarely means the best value in strata work. The preparation and staging requirements for a strata project are significant. A quote that is substantially lower than others, either:

• Excludes preparation the others included
• Uses lower-specification products
• Underestimates the access and staging complexity
• Will generate variations once work commences

Questions to ask when comparing quotes:

• Is surface preparation, such as washing, crack filling, loose paint removal and mould treatment, explicitly included?
• What product is being specified, and what is the expected service life?
• How is staging and resident notification managed?
• Is the price fixed, or does it include a schedule of rates for variations?
• What is the proposed project timeline, and when can work commence?

Getting OC Approval

Many strata paint projects require formal OC approval before proceeding — either by committee resolution or general meeting vote, depending on the value of the works, the property’s rules and the decision-making process used by the OC.

The quote documentation you provide for approval should include:

• Scope of works description
• Written fixed-price quote(s) — at minimum, the one being recommended
• Proposed timeline
• Brief rationale for the chosen contractor if seeking committee or meeting approval for a specific quote

Some OCs prefer to obtain quotes before convening a general meeting; others prefer to have the meeting ratify the decision to proceed before seeking quotes. Know which process applies to your OC before spending time on tendering.

Managing Residents During the Project

Strata paint projects require communication and scheduling consideration for residents:

• Notify all lot owners before work commences — in writing, with the expected timeline
• Identify specific days when specific areas will be worked on and communicate in advance
• Ensure emergency exits and fire stairs remain accessible at all times
• In multi-storey buildings, confirm lift access for equipment with the OC and building manager
• Ask whether after-hours scheduling is available for areas that cannot be closed during the day — confirm this with the painter before the project starts

For strata painting projects across South East Melbourne, we provide written fixed-price quotes that include itemised scope, product specifications, and staged access planning.

Request a Free Written Quote for strata painting across South East Melbourne.

Strata Painting FAQs

How many quotes should an owners corporation get for strata painting?

Many owners’ corporations prefer to obtain multiple written quotes for larger painting projects. The most important point is that each painter quotes from the same written scope, so the OC can compare inclusions properly.

What should be included in a strata painting quote?

A strata painting quote should clearly list the areas included, surfaces included, preparation requirements, paint system, exclusions, access requirements, staging plan and proposed timeline.

Does strata painting need owners corporation approval?

Many strata painting projects require OC approval before work can proceed. The process may depend on the value of the works, the OC’s rules and whether approval is handled by committee resolution or a general meeting.

Why do strata painting quotes vary so much?

Quotes can vary because contractors may include different levels of preparation, different paint systems, different access allowances, different staging plans or different assumptions about what areas are included.

For service details, see our strata and body corporate painting service and commercial painting service.

Melbourne Renovation Experts provides strata and body corporate painting across South East Melbourne. Based in Glen Waverley, with no subcontractors and written fixed-price quotes suitable for OC review and approval processes.