Repainting Strata Common Areas: What Should Be Planned First?
Introduction
Strata painting can involve much more than choosing a colour and arranging a start date.
Shared properties may include multiple buildings, common entrances, stairwells, car parks, walkways and exterior surfaces, all while residents continue using the property.
Good strata painting in Perth therefore starts with a clear understanding of the property and what actually needs attention.
Nu-Vision has experience with exterior and interior common-area painting for strata properties.
Here are some of the main issues strata managers and councils of owners should consider before requesting quotations.
Start With the Condition of the Property
The first step is to inspect the existing painted surfaces.
Look for:
- Fading
- Peeling
- Flaking
- Cracking
- Worn high-traffic areas
- Damaged painted surfaces
- Deterioration around doors or windows
Not every section of the property will necessarily require the same level of preparation.
An assessment helps establish the areas that need priority attention.
Clearly Define the Common Areas
Before requesting quotations, identify what the project includes.
This could involve:
- Exterior walls
- Internal corridors
- Stairwells
- Ceilings
- Doors and frames
- Shared amenities
- Boundary walls
- Other common painted surfaces
A clearly defined scope gives contractors a better opportunity to quote consistently.
It also makes it easier for the strata manager and council to understand exactly what work is proposed.
Consider Resident Access
Residents still need to enter and leave their homes while work is happening.
Particular attention may be required around:
- Main entrances
- Staircases
- Walkways
- Parking areas
- Shared facilities
A staged programme may help maintain access while work progresses.
Residents should also receive appropriate information about when painters will be working in particular common areas.
Plan for Working at Heights
Multi-storey strata buildings may include exterior surfaces that cannot be reached from ground level.
These requirements need to be identified before the project begins.
Depending on the building, access could involve ladders, platforms, scaffolding or other equipment.
Nu-Vision has documented working-at-heights capabilities and experience on multi-storey projects.
Consider Whether the Project Should Be Staged
A large strata property may not always need to be completed as one uninterrupted project.
Depending on:
- Property condition
- Maintenance priorities
- Access
- Budget considerations
- Resident requirements
The work may be divided into logical sections.
The important point is to assess the complete property first so staging decisions can be based on its actual condition.
Identify Repairs Before Painting
Painting does not replace necessary building repairs.
If the inspection identifies defects outside the normal painting scope, these should be considered before the painting programme is finalised.
This may prevent freshly painted surfaces from being disturbed by repairs later.
Keep Records After Completion
Good records can make future maintenance easier.
Useful information may include:
- Colours
- Products
- Areas completed
- Date of the work
- Project scope
This can be particularly helpful when strata managers or council members change.
Compare the Scope, Not Just the Price
Painting quotations can vary because the contractors may not be allowing for the same work.
When comparing quotes, check:
- Preparation
- Areas included
- Repairs
- Coating system
- Access
- Exclusions
A detailed comparison provides more useful information than looking at the final figure alone.
Frequently Asked Questions
Can residents remain in the property during painting?
Often, yes.
The programme can be discussed around the particular access and operational requirements of the property.
Does every strata building need specialised height access?
No.
It depends on the building design and the areas included in the painting scope.
Can strata painting be completed in stages?
Depending on the property and scope, staging may be an option.
Who should communicate with residents?
The communication process should be agreed between the strata manager and painting contractor before work begins.
Should repairs be completed before painting?
Repairs that affect painted surfaces should be identified during project planning so the appropriate sequence can be established.
Related Articles
- Commercial Painting Planning in Perth
- Painting Occupied Buildings: How to Reduce Disruption
- What Does Proper Paint Surface Preparation Actually Involve?
- What Should You Look for in a Professional Painting Quote?
Planning Strata Painting in Perth?
Nu-Vision Painting provides interior and exterior common-area painting for strata properties.
We can assess the condition of the painted surfaces and discuss access, preparation and practical staging requirements before preparing a quotation.
Contact Nu-Vision Painting to arrange an assessment of your strata property.