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Strata Painting Guide

A Clear Strata Painting Process

By Nick Kyriacou, Master Painter & Owner, Brushworks Painters · Updated 30 September 2026

A successful common-property repaint starts with an agreed scope. This guide explains the decisions an owners corporation or strata committee can settle before requesting a site-specific proposal for strata painting in Sydney.

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Define the Property and the Painting Scope

Start by separating common property from lot property and identifying who is responsible for each surface. NSW Government guidance says the owners corporation generally maintains common property, while owners maintain their own property. The strata plan and by-laws help resolve the boundary for a particular scheme.

List each elevation, foyer, corridor, stairwell, door, railing and service area being considered.
Record visible coating failure, water staining, corrosion and access restrictions for inspection.
Note resident access, lift bookings, loading zones, working hours and required notices.
Ask for inclusions, exclusions, preparation and coating systems to be stated in writing.

Committee Review and Approval

Give decision-makers comparable scopes rather than comparing headline totals alone. NSW Government guidance currently requires at least two independent quotes for strata work costing $30,000 or more. The scheme should confirm its own meeting, voting, by-law and record-keeping requirements before authorising work.

Access, Communication and Handover

Before work begins, confirm the approved scope, colours, access method, work sequence, site contacts and resident notices. During handover, inspect the completed areas against the written scope and keep the final colour and product records with the scheme’s project documents.