30 Sep Strata Painting
Strata Painting Guide: Rules, Responsibilities and Maintenance in Melbourne
Strata painting, along with Strata Building Maintenance, can be more complicated than simply choosing a colour and hiring a painter. In a strata property responsibility for painting can depend on whether the area is an owner’s lot or common property, what the owners corporation is responsible for maintaining, and what decisions need to be made by the owners corporation.
For apartment owners and committees, understanding the rules before arranging strata painting services can help avoid disputes, unexpected costs and problems with contractors.
What is strata painting?
Strata painting generally refers to painting and associated preparation work carried out in a property containing multiple lots managed by an owners corporation.
This can include:
- exterior walls and façades;
- common hallways and corridors;
- foyers and entrance areas;
- stairwells;
- ceilings and other common areas;
- car parks and garages;
- balconies and other relevant building surfaces;
- doors, frames and other building elements; and
- other areas that form part of the common property.
Body corporate painting is another commonly used term for this work. In Victoria, the legally relevant entity is generally an owners corporation, although many people continue to use body corporate when searching for information or services.
Who is responsible for strata painting?
The responsibility for painting will depend on the particular property and its plan of subdivision.
An owners corporation has statutory obligations to manage and maintain the common property. This means that painting required as part of maintaining common property will generally be an owners corporation matter.
However, not every painted surface in an apartment complex is necessarily common property. For example, painting inside an individual apartment is usually the lot owner’s responsibility.
The plan of subdivision and any relevant rules should therefore be checked before assuming that a particular painting project is an owners corporation expense.
Strata painting rules in Victoria
There isn’t a single rule that says every painting job in a strata property must be arranged by the owners corporation. Instead, the appropriate approach depends on several factors, including:
- Is the area common property?
- Is the work maintenance, repair or an improvement?
- Who is legally responsible for the building element?
- What type of owners corporation resolution is required?
- Is there an existing maintenance plan or budget, was a levy required to meet the anticipated cost?
When does an owners corporation need to make a decision?
Routine maintenance and repairs are part of the ordinary responsibilities of an owners corporation. However, significant expenditure may require appropriate consideration and approval in accordance with the Owners Corporations Act 2006 and any relevant rules of the owners corporation.
A committee should not simply instruct strata painters to commence a substantial project without first establishing:
- what work is required;
- why is is required;
- whether the work is maintenance or an improvement;
- how much it is expected to cost;
- whether funds are available;
- whether quotations should be obtained;
- whether a maintenance plan applies; and
- what resolution or delegation is required.
Getting quotes for strata painting services
One of the most important steps in a painting project is selecting an appropriately qualified and experienced contractor.
Obtaining competitive quotations from several strata painters can help an owners corporation understand the likely cost and scope of the project. A quotation should ideally identify:
- the areas to be painted;
- preparation and surface treatment;
- repairs included in the price;
- number of coats;
- type and quality of paint;
- preparation of surfaces;
- access equipment or scaffolding;
- protection of surrounding areas;
- clean-up and removal of waste;
- warranties, if applicable.
Comparing quotations based solely on price can be risky. A cheaper quotation may not include the same level of preparation, paint quality, access arrangements or repair work as another quotation. For this reason, committees should compare scope as well as price when selecting body corporate painters.
Choosing strata painters
When considering strata painting services Melbourne, an owners corporation may wish to ask potential contractors about:
- previous strata projects and experience with similar properties;
- insurance;
- workplace health and safety procedures occluding working at height;
- protection of residents’ property;
- warranties.
The contractor should also be given a sufficiently detailed scope of works so that competing quotations can be properly compared.
Body corporate painting in Melbourne
External painting can be particularly important because buildings are exposed to Melbourne’s weather conditions throughout the year. Paint deterioration can also be an early indication that surfaces or building components require further investigation. Painting is part of a broader maintenance program rather than being purely cosmetic.
A good body corporate painting program helps preserve the appearance of a building while also forming part of its broader strata building maintenance strategy.
Strata painting and building maintenance
There is little benefit in painting a deteriorating surface without addressing any underlying problem. For example, peeling paint may be caused by water penetration, substrate deterioration or inadequate surface preparation. Simply applying new paint may only provide a temporary solution.
A properly planned strata painting maintenance program should therefore consider the condition of the building before painting begins.
How often should a strata building be painted?
There is no universal period that applies to every strata building. The appropriate painting cycle will depend on:
- the age of the building;
- the materials used;
- the condition of the surfaces;
- exposure to weather;
- the quality of previous painting;
- the quality of surface preparation;
- the location of the building;
- the type of paint used.
Rather than relying solely on a fixed number of years, committees should regularly inspect the building and monitor deterioration.
Where an owners corporation has a maintenance plan, as appropriate painting is included in the plan.
Planning strata painting maintenance
A proactive approach can make strata painting maintenance Melbourne projects easier and potentially more cost-effective. Rather than waiting for significant deterioration of paint, an owners corporation should include this as part of a broader maintenance program.
A useful process is:
- inspect the building to identify deterioration such as peeling, fading or water damage;
- determine the area is common property;
- determine whether repairs or specialist inspections are required before painting;
- prepare a scope of works clearly setting out the areas to be painted, appropriate preparation, any repairs and the finish required;
- obtain quotations from experience strata painters;
- review the quotations to ensure they are comparable;
- obtain the appropriate approval including funding bearing in mind a special resolution may be required if it is required to strike a special levy exceeding twice the annual fees;
- notify the contractor when the funding is in place and determine the anticipated starting date;
- notify owners and occupants of the anticipated starting date and provide any information regarding access noise, working areas and possible disruption;
Strata painting services – getting the project right
Whether the project involves repainting a small common area or undertaking a major external refurbishment, the key to successful strata painting services is good planning.
An owners corporation should establish responsibility first, understand its legal and financial obligations, develop a clear scope of works and select a contractor based on experience and value rather than price alone.
For owners and committees looking for strata body corporate painting services, it is also important to distinguish between painting and any underlying building defects. Painting should form part of a properly planned maintenance program where appropriate.
Remember
Ultimately, strata painting Melbourne projects should be approached as part of the property’s overall maintenance strategy – not simply as a cosmetic exercise. With proper planning and experienced body corporate painters, an owners corporation can protect the condition, appearance and long term value of its common property.