Repainting the common areas of a strata building is one of the most visible things a committee can do. Lobbies, corridors and stairwells are what owners, tenants and buyers see every day. It is also a job that goes wrong easily if it is not planned around the people living in the building.
This guide covers how to plan a strata common area repaint in Greater Sydney, Wollongong or the Central Coast, from scope to handover.
What is usually included
- Entry lobbies and mail areas
- Corridors and lift lobbies on each level
- Fire stairs and handrails
- Unit entry doors and frames (often common property, check your strata plan and by-laws)
- Car park walls, columns, line marking areas and bin rooms
- Ceilings, skirtings and service cupboard doors
Agree the list early. A quote that says “repaint common areas” without listing them is hard to compare and easy to dispute later.
Five decisions to make before you get quotes
1. Colour scheme
Keeping the existing colours is simplest. A new scheme usually needs a committee or general meeting decision, so allow time for samples and approval.
2. Finish and durability
High-traffic walls in lobbies and corridors take knocks from furniture, bikes and moving day. A washable, scuff-resistant finish costs a little more but lasts much longer. Doors and handrails need a hard-wearing enamel.
3. Repairs before paint
Cracks, damaged plasterboard, dents in doors and water stains should be fixed before painting. If a stain is from an active leak, the leak needs fixing first or it will come straight back. See building repairs and maintenance.
4. Staging around residents
Work is usually staged floor by floor so stairwells, lifts and entries stay usable. Fresh paint in a corridor needs clear signage and drying time before heavy use.
5. Hours and noise
Painting is quiet compared with most trades, but sanding and preparation are not. Agree working hours with the building manager and give residents notice.
A typical sequence
- Site inspection. Walk the building, confirm areas, note repairs and access.
- Scope and quote. Itemised by area so the committee can adjust it.
- Approval and notice. Colours confirmed, program agreed, residents notified.
- Preparation. Protection of floors and fittings, repairs, sanding and priming.
- Painting. Staged by level or area, with signage.
- Touch-ups and handover. Walkthrough with the building manager and a short list of products and colours used, so future touch-ups match.
Combining it with exterior work
If the building also needs exterior painting, sealant or façade repairs, it can be worth planning them together. Residents get one program and one contact, and the colour scheme inside and out can be decided at the same time. Exterior work at height is done by rope access; see strata building painting.
Questions to ask when comparing quotes
- Is every area listed, with doors, frames and handrails stated separately?
- What preparation and repairs are included?
- Which products and finishes, and how many coats?
- How will the work be staged and how will residents be notified?
- Does the contractor hold a NSW painting licence and current insurance?
Our article 10 questions to ask before accepting a painting quote goes into more detail.
FAQs
How long does a common area repaint take?
It depends on the size of the building and how many areas are included. A small walk-up may take days; a large tower can take several weeks when staged floor by floor.
Are unit front doors common property?
Often, but not always. Check the strata plan and by-laws, or ask your strata manager.
Do you paint occupied buildings?
Yes. Almost all strata common area work is done with residents living in the building, which is why staging and communication matter.
Planning a common area repaint? Ace Abseiling paints strata common areas across Greater Sydney, Wollongong and the Central Coast. NSW Contractor Licence 465770C. Request a site inspection.
