Strata committees ask us this all the time, usually when the façade is already looking tired. There is no single number that fits every building, but there are clear patterns. This guide explains typical repaint cycles in Sydney, what shortens them, and how to plan the work so it does not catch the capital works fund by surprise.
The short answer
For most Sydney strata buildings with rendered or concrete façades and a good quality exterior acrylic system, a full exterior repaint is typically needed every 8 to 12 years. Timber and metal elements such as balustrades, fascias, doors and window frames usually need attention sooner, often every 5 to 7 years.
Those are typical ranges, not guarantees. Two buildings painted in the same year can need very different treatment a decade later.
What shortens the cycle
- Coastal exposure. Salt air on the Northern Beaches, Eastern Suburbs and harbour foreshore breaks coatings down faster and corrodes metal. See our article on coastal building maintenance.
- Orientation. North and west elevations take the most UV and usually fail first. It is common to see one elevation chalking and fading while the others still look fine.
- Poor preparation last time. Paint applied over chalky, cracked or damp surfaces peels early. This is the most common cause of premature failure we see. More in why façade paint fails.
- Water getting into the wall. Failed sealant, cracks and leaking flashings push moisture behind the paint film and cause blistering.
- Cheap or wrong coatings. An interior-grade or low-build product on an exterior wall will not last.
Signs your building is due
- Chalky residue when you rub the wall with your hand
- Faded or patchy colour, especially on north and west faces
- Peeling, flaking or blistering paint
- Hairline cracks in render that have opened up
- Rust stains below balustrades or fixings
- Hardened or cracked sealant around windows and joints
If you are seeing cracks, rust or failed sealant, the repaint is not just cosmetic. Those defects let water in, and they need repairing before any new paint goes on.
Repaint, or repair and repaint?
A repaint on a building that has been maintained well can be mostly cleaning, preparation and coating. On a building that has been left too long, the bigger cost is often the remedial work underneath: concrete cancer repairs, crack repairs and sealant replacement. Leaving a façade an extra few years rarely saves money; it usually moves the spend from paint to repairs.
Planning it into the capital works fund
NSW strata schemes are required to keep a capital works fund and a 10-year capital works plan. Exterior painting is one of the largest items in most plans, so it is worth getting it right:
- Get a condition inspection of the façade, not just a walk around the ground floor. Defects at height are easy to miss from the street. See building condition inspections.
- Separate the scope into preparation, repairs and coatings so the plan reflects the real cost.
- Plan elevations separately if one face is failing much earlier than the others.
- Combine work where it makes sense. If the building needs sealant or concrete repairs within a few years of the repaint, doing them in the same access program usually costs less than two separate mobilisations.
Our guide to building a strata façade maintenance plan goes through this in more detail.
How access affects the cost
On mid and high-rise buildings, access can be a large part of a painting quote. Scaffolding suits some jobs, particularly heavy façade replacement work. For repainting and repairs on many strata buildings, rope access painting lets painters work from ropes rigged to certified roof anchors, with no scaffold in front of residents’ windows and a faster start on site. The right method depends on the building, and it should be confirmed at inspection.
FAQs
Can we just repaint the worst elevation?
Often yes. If the north or west face is failing years ahead of the others, repainting it first can make sense, as long as the colour match is planned and the rest of the building is scheduled.
Does a new colour scheme change the cycle?
Dark colours absorb more heat and can fade and stress coatings faster. Lighter colours generally last longer on sunny elevations.
How long does a strata exterior repaint take?
It depends on the size of the building, the amount of repair work and the weather. A small walk-up may take a couple of weeks; a larger tower can take several months.
What should a painting quote include?
A clear list of areas, preparation, repairs, products, number of coats, access method, licence and insurance details, and warranty. See 10 questions to ask before accepting a painting quote.
Planning a repaint? Ace Abseiling paints and repairs strata and commercial buildings across Sydney using rope access, supervised at IRATA Level 3. NSW Contractor Licence 465770C. Request an inspection and quote or call 1300 926 176.
