A Practical Guide to Painting Works for Strata Buildings

What Committees & Strata Managers Should Know

Painting in strata buildings is not just about appearance. It is a critical part of asset protection, preventative maintenance, and risk management.

When planned and executed correctly, painting extends the life of the building and reduces future remedial costs. When done poorly, it can hide defects and create bigger problems later.

This guide explains how strata painting should be approached, what to look out for, and how committees can make informed decisions.

1. Why Painting Matters in Strata Buildings

In strata buildings, paint acts as a protective system, particularly on:

• External walls and façades

• Balustrades and metal elements

• Concrete and masonry surfaces

• Common internal areas

  
  

Proper painting protects against:

• Moisture ingress

• UV damage

• Corrosion

• Surface deterioration

  
  

Delaying painting often accelerates deterioration and increases long-term costs.

2. Painting vs Remedial Works – Know the Difference

One of the most common strata mistakes is using painting to mask underlying issues.

Painting is appropriate when:

✔ Surfaces are sound

✔ No active water ingress exists

✔ Defects are cosmetic

✔ Substrates are dry and stable

Painting is NOT appropriate when:

❌ Concrete spalling is present

❌ Waterproofing has failed

❌ Cracks are structural or active

❌ Moisture is trapped behind finishes

In these cases, remedial works must be completed before painting.

3. The Importance of Proper Surface Preparation

Preparation is the most important stage of any strata painting project.

Good preparation typically includes:

• Pressure washing and cleaning

• Removing loose or failing paint

• Repairing cracks and surface defects

• Treating mould, rust, or efflorescence

• Priming surfaces correctly

  
  

If preparation is rushed, paint failure is almost guaranteed — regardless of product quality.

4. External Painting Considerations (High Risk Areas)

External strata painting must account for:

• Sun and weather exposure

• Building movement

• Moisture and drainage paths

• Different substrate types

  
  

High-risk areas include:

• Balconies and balustrades

• Façade joints and edges

• Parapets and planter boxes

• Car park soffits and columns

  
  

These areas require durable systems and careful detailing, not just standard coatings.

5. Internal Common Area Painting

Internal common areas affect:

• First impressions

• Resident satisfaction

• Property value

  
  

Best practice includes:

• Durable, cleanable finishes

• Low-VOC paints for air quality

• Consistent colour schemes

• Clear staging to minimise disruption

  
  

Internal painting should be planned to reduce inconvenience to residents.

6. Access, Safety & Resident Management

Strata painting projects often require:

• Scaffolding or elevated work platforms

• Protection of pedestrians and residents

• Clear safety zones

• Noise and dust control

  
  

Committees should ensure:

✔ Proper access planning

✔ Safety management plans

✔ Clear communication with residents

Well-managed access reduces risk and complaints.

7. Timing & Weather Considerations

Painting at the wrong time can lead to premature failure.

Key considerations:

• Avoiding wet or humid conditions

• Allowing proper curing times

• Staging works to suit seasons

  
  

Rushing painting to meet deadlines often results in poor outcomes.

8. How Often Should Strata Buildings Be Repainted?

As a general guide:

• External painting: every 7–12 years (depending on exposure)

• Internal common areas: every 5–8 years

  
  

Harsh coastal or high-exposure environments may require shorter cycles.

Regular inspections help determine the right timing.

9. Choosing the Right Painting Contractor

When engaging painters for strata works, committees should look for:

• Experience in strata environments

• Clear scope and methodology

• Strong focus on preparation

• Safety and access capability

• Transparent pricing

  
  

The cheapest quote often results in the shortest lifespan.

10. Painting as Preventative Maintenance

Viewed correctly, painting is:

• A way to delay major remedial works

• A method of protecting structural elements

• A tool for managing long-term budgets

  
  

Regular, high-quality painting is one of the most cost-effective maintenance strategies available to strata buildings.

Final Thoughts for Strata Committees

Painting is not just a visual upgrade — it’s a strategic maintenance decision.

Handled properly, it:

• Protects the building

• Reduces future repair costs

• Improves appearance and value

• Enhances resident satisfaction

  
  

Handled poorly, it can hide problems and increase liability.