Painting an apartment building is not like painting a house. There is a committee, a budget approved at a meeting, residents who live there, and shared areas nobody wants closed for long.
Here is how strata painting projects actually run.
What usually gets painted
| Area | Typical work |
|---|---|
| Entry and foyer | Washable finishes, the first impression for buyers and renters |
| Corridors | Hard-wearing low sheen, high contact from bags and trolleys |
| Stairwells | Walls, handrails, safety lines, often awkward access |
| External render and facades | Crack repairs, then breathable exterior systems |
| Balconies and balustrades | Rust treatment, metal primers, weather-resistant coatings |
| Car parks and service areas | Durable coatings, line marking |
| Common doors and frames | Enamel, often fire doors with specific requirements |
Getting it approved
Most painting of common property needs an owners corporation decision. That usually means getting comparable quotes, presenting scope and colours at a meeting, and confirming whether it comes from the maintenance fund or a special levy.
To compare quotes fairly, make sure each one covers the same scope: the same areas, the same preparation, the same number of coats, and whether repairs to render or plaster are included or excluded.
Preparation is where budgets blow out
Older blocks almost always need more than paint. Render cracks, drummy sections, rusted balustrades and water-damaged plaster all need fixing first, and they are frequently discovered once access equipment goes up.
Ask every contractor how unexpected repairs will be priced before work starts, so the committee is not negotiating variations mid-project. A clear rate agreed upfront prevents most disputes.
Residents come first
- Give residents written notice of dates and affected areas
- Keep at least one entry and one stairwell accessible at all times
- Agree working hours that respect shift workers and young families
- Signpost wet paint clearly in shared spaces
- Plan for pets, prams and mobility access
- Protect shared carpets, lift interiors and letterboxes
Access and equipment
External work on a multi-storey block means scaffold, swing stages or elevated platforms. That affects parking, gardens and sometimes balcony privacy. Confirm how long equipment will be on site, and whether residents need to keep balcony doors closed or remove items.
For safety, expect your contractor to provide insurance documentation and a Safe Work Method Statement for work at height.
Colour decisions by committee
Colour is where strata projects stall. It helps to present two or three considered schemes rather than an open discussion, to use large samples on the actual walls, and to check whether the building sits in a heritage overlay with paint controls before the vote.
Talk to our commercial team
Expert Painting and Renovation is a family-run, Aussie-local company based in Richmond, with more than 9 years of experience. We provide itemised quotes committees can compare, and we handle plastering and rendering repairs in-house.
See our commercial painting Melbourne service, our rendering work, or our plastering repairs.
FAQ
Who approves painting of common property?
Generally the owners corporation, through a decision at a meeting. Your manager can confirm the process.
Can residents stay during the work?
Yes. Work is staged so entries and stairwells stay accessible.
How often should a block be repainted?
Common areas often every five to eight years; exteriors depend on exposure and render condition.
Why do quotes vary so much?
Usually because of how much preparation and repair work each includes. Compare scope, not just price.
Related guides
Planning a building repaint? Contact Expert Painting and Renovation for a quote your committee can compare.
About Expert Painting & Renovation
Expert Painting and Renovation is an Aussie-local, family-run company based in Richmond, Melbourne, with more than 9 years of experience in residential and commercial painting and renovation. Our specialists deliver premium workmanship, timely service and durable finishes designed for Melbourne homes.
- Ceiling crack repairs
- Sagging ceiling restoration
- Water‑damaged ceiling repairs
- Cornice replacement
- Full plastering services
- Interior & exterior painting
- Weatherboard restoration
- Deck & timber maintenance
- Roof painting
- Rendering & texture coating
- Commercial Painting
- Plastering Services
- House Painting
Whether you need maintenance advice, a single-room refresh or a full home makeover, our team is just a call away.
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