Most strata committees will see three or four quotes for a repaint, and the numbers rarely line up. One contractor is well under the others, one is well over, and the scopes are written so differently that comparing them feels like guesswork. The cheapest strata building painting quote is not always the best value, and the most expensive is not always the safest.
The way through is to ask the same questions of every contractor and get the answers in writing. Below are the ten questions we would want answered if we were sitting on the committee, based on what we see on Sydney strata buildings every week.
1. What exactly is included in the scope?
A quote that says “paint external walls” leaves too much open. Ask the contractor to list every surface: walls, balcony soffits, balustrades, eaves, metalwork, doors, downpipes and any feature elements. Ask what is excluded, too. Exclusions are often where the real price difference between quotes sits.
If the building has had a recent condition report or a defects inspection, give it to every contractor so they are all pricing the same work.
2. How will the surfaces be prepared?
Preparation decides how long a paint job lasts. Ask for the preparation steps in writing, for example:
- Pressure cleaning method and pressure, and how mould and chalking will be treated
- How loose and flaking paint will be removed
- How cracks will be assessed and filled
- Whether failed sealant will be cut out and replaced or just painted over
- Which primers or sealers will be used on bare or repaired areas
If a quote is vague on preparation, assume less preparation is included.
3. What coating system is specified?
Ask for the product names, the number of coats and whether the system follows the manufacturer’s specification for that substrate. Rendered masonry, bare concrete, fibre cement and metal all need different systems. A named, documented system also matters if you ever need to rely on a manufacturer warranty.
4. How will the building be accessed?
Access is often the biggest cost driver on a strata repaint. Scaffolding, swing stages, elevated work platforms and rope access all have a place. Ask each contractor which method they propose, why, and what it means for residents: noise, privacy, blocked windows and balconies, and how long the equipment will be on site.
On many mid and high-rise buildings, rope access painting removes the cost and disruption of scaffolding, but it relies on suitable, certified anchor points. Ask whether the anchors are in date and who is responsible if they are not.
5. Who holds the licence and insurance?
In NSW, painting work over the threshold set by NSW Fair Trading needs to be done by a licensed contractor. Ask for the contractor licence number and check it on the NSW Government licence check. Ask for certificates of currency for public liability and workers compensation, and make sure the entity named on the certificates is the same entity named on the quote.
6. Who will actually do the work?
Some contractors price the job and then subcontract it out. That is not always a problem, but the committee should know. Ask who the supervisor on site will be, whether the crew are employees or subcontractors, and, for rope access work, what level of IRATA or equivalent certification the team holds.
7. How will defects found during the job be handled?
Once a crew is up close on a facade, they often find things nobody saw from the ground: cracked render, spalling concrete, failed window seals or rusted fixings. Ask how these will be reported and priced. A good contractor will photograph the issue, mark its location and give the committee a variation to approve before going ahead. A contractor who “just fixes it” and bills later creates disputes.
If you suspect concrete issues, read our guide on concrete cancer in Sydney buildings before the job starts.
8. How will residents be kept informed?
Painting an occupied strata building is as much about communication as it is about coatings. Ask for a sample resident notice and how much warning residents will get before their side of the building is worked on. Ask how balcony access, washing, windows and pets will be handled, and who residents should contact with a problem.
9. What warranty is offered, and what does it cover?
There are usually two layers: the contractor’s workmanship warranty and the manufacturer’s product warranty. Ask for both in writing, including the conditions. Product warranties often depend on the specified system and preparation being followed, which is another reason to get those details in the quote.
10. How will progress and completion be documented?
Ask whether you will receive progress photos, a defects register and a completion report. Photos of preparation are especially useful, because once the topcoat is on, nobody can see what was done underneath. Good documentation also helps your strata manager plan the next maintenance cycle.
Comparing quotes side by side
Once you have the answers, put them in a simple table: scope, preparation, coating system, access method, licence and insurance, warranty and price. The differences will usually become clear quickly. If one quote is much lower, it is usually because something on the list has been left out.
Your strata manager can help run this process. If you manage several buildings, our page for strata managers explains how we work with committees and managing agents. You can also see our approach to strata building painting in Sydney and building facade painting.
Frequently asked questions
How many quotes should a strata committee get for painting?
Three is common and usually enough, as long as every contractor is pricing the same scope. More quotes do not help if each one is based on a different assumption.
Is rope access cheaper than scaffolding for strata painting?
On many mid and high-rise buildings it is, because there is no scaffold hire, erection or dismantling. It depends on the building shape, anchor points and the scope, so ask for the access method to be priced and explained.
Should the quote include repairs as well as painting?
It should at least say how repairs will be handled. Some repairs can be priced up front from an inspection. Others only show up once the crew is on the wall, so a clear variation process is just as important.
Talk to Ace Abseiling
Ace Abseiling is a Sydney painting and remedial contractor working on industrial rope access, holding NSW Contractor Licence 465770C and $20M public liability. Our Director, Marcos Silva, holds IRATA Level 3 and has more than 15 years of rope access experience. If your committee is comparing quotes or needs a clear scope to put to tender, contact us or call 1300 926 176.
