Commercial Painting for Strata Buildings: Planning and Budgeting

Repainting a strata building is one of the largest single expenses an owners corporation will face. A well planned repaint protects the building envelope, improves street appeal, and can increase property values by 5 to 10 percent. A poorly managed project, however, can lead to budget blowouts, disputes, and substandard results that need redoing within years.

When Does a Building Need Repainting?

Most strata buildings in Melbourne need exterior repainting every 10 to 15 years, depending on exposure, building materials, and paint quality. Signs it's time include:

• Paint chalking (powdery residue when you touch the surface)
• Peeling, flaking, or bubbling paint
• Faded or discoloured sections, especially on north and west-facing walls
• Visible cracking in rendered surfaces
• Timber elements showing signs of weathering or rot

Interior common areas like lobbies, stairwells, and corridors typically need repainting every 5 to 7 years due to scuff marks, fingerprints, and general wear.

Planning and Approvals

Under the Owners Corporations Act 2006 (Victoria), a building repaint typically requires:

• Ordinary resolution for maintenance repainting in existing colours
• Special resolution (75% of votes) if changing the building's colour scheme significantly
• Heritage overlay properties may need council planning approval for colour changes

Cost Guide for Melbourne

Strata painting costs vary based on building size, access requirements, and surface condition:

• Small building (6 to 12 lots): $30,000 to $80,000 for full exterior repaint
• Medium building (12 to 30 lots): $80,000 to $200,000
• Large building (30+ lots): $200,000 to $500,000+
• Common area interiors: $5,000 to $30,000 depending on scope

Access equipment like scaffolding, swing stages, or elevated work platforms can represent 20 to 40 percent of the total cost for high-rise buildings.

Choosing the Right Paint System

The paint system (primer, undercoat, and topcoat) should be specified by the painter based on the substrate. Key considerations:

• Rendered masonry needs breathable, elastomeric coatings that allow moisture to escape while blocking rain penetration
• Timber elements require a flexible paint that moves with natural expansion and contraction
• Metal surfaces (balustrades, window frames) need rust-inhibiting primers
• Our painting service uses premium Dulux and Taubmans systems with written manufacturer warranties

Preparation is Everything

Up to 80 percent of a paint job's success depends on surface preparation. This includes:

• High pressure washing to remove dirt, mould, and loose paint
• Crack filling and plaster repairs
• Sanding and priming of bare surfaces
• Caulking around windows, doors, and expansion joints
• Masking and protection of windows, cars, and landscaping

Our commercial and strata painting team services buildings across Southbank, Melbourne CBD, St Kilda, and all Melbourne suburbs. Request a scope and quote.