Strata Painters Sydney
Common property repaints for owners corporations and strata managers — committee-ready quotes, the full compliance pack, and a building that stays liveable while we work.
Get a Committee-Ready Quote
Dulux AccreditedStrata painting is a different job to painting a house. We treat it that way.
Most people looking for strata painters in Sydney have already worked out that a common property repaint is a different job to painting a house. A house repaint has one client and one front door. A strata repaint has a committee or a body corporate, a strata manager, a capital works plan, thirty residents who all need to get to their car, and a building that is usually taking salt off the Pacific. We have painted walk-up and mid-rise blocks across Coogee, Bondi, Randwick, Maroubra and the harbour side of the east, and the difference between a strata specialist and a house painter taking a big job shows up in the paperwork, the scheduling and the phone calls you don't have to make.
Neil quotes every building personally. The quote is itemised elevation by elevation with the product system and number of coats written against each surface, access priced up front rather than discovered on day two, and the compliance documents attached from day one — so the committee compares like with like, and the strata manager has what they need for the file before the meeting.
We are based on Byron Street in Coogee.
What we paint on strata buildings
Rendered and masonry elevations washed, crack-repaired and coated with coastal-rated Dulux systems — the sacrificial layer that keeps water out of the render.
Scuff-resistant, washable low-odour systems on the surfaces every resident touches, worked floor by floor so access is never blocked.
Balcony ceilings, external balustrades and privacy screens — cleared and painted in rotation so nobody loses their balcony for the whole job.
Walls, columns, bay markings and doors in basement and undercroft car parks, scheduled bay by bay around residents' vehicles.
Entrance and fire doors, window frames, gutters, downpipes, railings and gates — rust treated and primed properly before the topcoat.
The boundary fences, garbage rooms and letterbox banks that get forgotten until the building is on the market.
Unit interiors for investors and managing agents, turned around inside a vacancy window with hard-wearing whites that re-let well.
Interwar render, steel windows and original colour schemes handled the way they need to be — lead-safe prep on anything pre-1970.
Where a building's access or residents need it, we schedule outside normal hours — minimal disruption at every stage.
The compliance pack your strata manager gets before we start
Strata work is commercial work. Working at heights on a residential building is high-risk construction work under NSW law, and a painter who can't produce this paperwork before day one is a liability for the committee that hired them. Ours goes to your manager with the quote:
- NSW painting licence 254277C — checkable in seconds on the Service NSW licence register.
- Certificates of currency for public liability insurance and workers compensation, for every person on site.
- Site-specific SWMS — a safe work method statement written for your building's access and heights, not photocopied from the last job.
- Product data sheets for every system specified, so the spec survives even when committee members change.
- Written program and resident notices — sequencing, wet-weather plan and the notice that goes under every door.
- 5-year workmanship guarantee, in writing — from a business that has been trading since 2004 and will be here to honour it.
Why Eastern Suburbs strata buildings fail early — and what it costs to do properly
The blocks along Arden Street in Coogee, Campbell Parade in Bondi and Marine Parade in Maroubra take salt-laden wind every day of the year. Salt is hygroscopic — it pulls moisture out of the air and holds it against the paint film — so a facade that was coated over unwashed salt, or with a single thin topcoat, lets go inside a couple of winters. Once the paint fails, water reaches the render; spalling and concrete cancer start; and a five-figure repaint becomes a six-figure remediation with engineers involved. Paint is the cheapest thing that stands between your capital works fund and that outcome, which is why we don't cut the wash, the primer or the second coat on a strata block.
Realistic cycles on the coast: external render every 6–8 years on exposed elevations and 8–10 a few streets back; external timber and steel trim 4–6 years exposed; common-area interiors 8–12 years; car parks 10–15. There is more on the systems that survive here in our coastal paint guide and on lifespans in how long exterior paint lasts near the beach.
What strata painting costs in Sydney (2026 guide)
| Job | Typical range | What moves it |
|---|---|---|
| Full external repaint, small walk-up block (6–12 units) | $25,000–$80,000 | Access (scaffold can be a third of the job), render condition, coastal exposure |
| Common-area interiors — hallways, stairwells, foyer | $8,000–$30,000 | Number of floors, ceiling heights, after-hours requirement |
| Balcony soffits and balustrades (per building) | $6,000–$25,000 | Count, access from inside vs boom, rust treatment on steel |
| Basement car park walls, columns and doors | $5,000–$20,000 | Size, ventilation, bay-by-bay scheduling |
| Single lot interior between tenancies (2-bed unit) | $3,500–$7,000 | Ceiling height, condition, colour change |
Broad guides only — buildings vary enormously and the only real number is a walked, itemised quote against a common scope. Our strata painting guide for owners corporations explains who pays for what, the common-scope checklist that makes three quotes comparable, and the paperwork to insist on. If you are lining up quotes, how to compare painting quotes covers the red flags.
Where we paint strata buildings
Most of our strata work is in the walk-up belts of Coogee, Bondi, Randwick, Maroubra and Kensington, the interwar blocks of Bondi Junction and Rose Bay, and the harbourside apartments of Potts Point, Double Bay and Point Piper. Bondi's Art Deco stock has its own guide: painting Art Deco apartments in Bondi. For a harbourside apartment interior see our Billyard Avenue, Elizabeth Bay repaint, and for the commercial side of the business — retail, warehouses and multi-site rebrands — see commercial painting.
Need a strata painter for your building?
Free walked quote, itemised for the committee, compliance pack attached.
Body corporate painting: who decides and who pays
Plenty of owners and agents still say body corporate; in NSW the paperwork says owners corporation. Same building, same job, and the same first question at every AGM - who is paying for which surface. Broad strokes below; our strata painting guide for owners corporations has the long version.
What the owners corporation pays for
Common property: external walls and render, balcony ceilings and external balustrades, common hallways, stairwells and foyers, garage areas, boundary fences - and usually the outside face of your entrance door. That work is paid from the capital works fund.
What the lot owner pays for
Everything inside the lot - internal walls, ceilings, doors and built-in joinery. That is why lot interiors are quoted separately to the common-property scope, even when we are already on site doing the block.
Where the boundary actually gets decided
Your registered strata plan and by-laws are the final word, and balconies in particular vary building to building. Two minutes with your strata manager before the scope is written saves an awkward levy conversation later.
Who decides to go ahead
The committee does, against the capital works plan and the meeting cycle. We work to that cycle rather than push against it: walk the building, quote it itemised by elevation and area, and give the manager the compliance pack for the file before the meeting rather than after it.
What makes the decision easy
Quotes that price the same written scope. Most committees get three, and at least two for significant work - but the number matters less than every painter pricing the same surfaces, prep standard, products and coats, access, compliance pack, program and warranty. How to compare painting quotes covers the red flags.
Who you deal with
Neil quotes every building personally, presents to committees, works through strata managers, and is the person who answers the committee's questions afterwards. Direct line: 0416 070 326.
What strata painting services cost, and what moves the number
The ranges below are our published 2026 guides for Sydney strata work. They are broad on purpose - buildings vary enormously, and the only real number is a walked, itemised quote against a common scope. What is worth knowing before you budget is which part of each job moves the price.
Full external repaint, 6-12 unit walk-up: $25,000-$80,000
Access moves this more than anything else - scaffold can be a third of the job on its own. After that it is the condition of the render and how exposed the elevations are, which is why an Arden Street or Campbell Parade block prices differently to one a few streets back.
Common-area interiors: $8,000-$30,000
Hallways, stairwells and the foyer. The number follows the count of floors and the ceiling heights, plus whether the building needs the work done after hours. Low-odour, washable systems go on the surfaces every resident touches, floor by floor so access is never blocked.
Balcony soffits and balustrades: $6,000-$25,000 per building
Driven by the count, by whether we can work from inside or need a boom, and by how much rust treatment the steel needs before any colour goes on. Balconies are cleared in rotation so nobody loses theirs for the whole job.
Basement car park walls, columns and doors: $5,000-$20,000
Size and ventilation set the base, and the scheduling does the rest - bay by bay around residents' vehicles, including bay markings and the doors.
Single lot interior between tenancies, 2-bed: $3,500-$7,000
Ceiling height, the condition of the walls and whether the colour is changing. Investors and managing agents mostly want hard-wearing whites that re-let well and touch up cleanly next time.
A strata job, start to finish
A strata block in Mosman, photographed before and after: the common-area walls, ceilings and doors, the balcony railings, fascias and soffits in Monument, and the concrete pressure washed and line marked. Residents kept access to their doors and parking throughout.
Strata painting — common questions
How much does strata painting cost in Sydney?
As a guide for 2026: a full external repaint of a small walk-up block of 6–12 units usually lands between $25,000 and $80,000 depending on access and the condition of the render; a common-area interior refresh (hallways, stairwells, foyer) runs $8,000–$30,000. Scaffold or a boom can be a third of the cost on its own. The only real number is a walked, itemised quote against a common scope — ours are free and committee-ready.
Who pays for strata painting — the owner or the owners corporation?
The owners corporation pays for common property — external walls and render, hallways, stairwells, foyers, balcony ceilings and external balustrades, garages — from the capital works fund. Lot owners pay for everything inside their own lot. Balconies vary building to building, so the registered strata plan and by-laws are the final word.
How often should a strata building be repainted in Sydney?
External render and masonry every 8–10 years, or 6–8 on exposed coastal elevations from Bondi to Maroubra. External timber and steel trim every 5–8 years (4–6 on the coast). Common-area interiors every 8–12 years, car parks 10–15. Deferring past that is where five-figure repaints turn into six-figure render remediation.
Do you provide insurance certificates and SWMS for strata managers?
Yes, before anyone opens a tin. Your strata manager receives our NSW painting licence (254277C), certificates of currency for public liability and workers compensation, a site-specific safe work method statement written for your building, and product data sheets for every system specified. Our workmanship guarantee is 5 years, in writing.
Can you paint the building while residents are living in it?
That is how almost every strata job runs. Residents get written notice before work starts and a day-by-day sequence so they know when their balcony or hallway is affected. Balconies are cleared in rotation rather than all at once, internal common areas get low-odour systems, every entry stays safely accessible, and the site is left clean each afternoon. After-hours and weekend work is available where a building needs it.
How many quotes does a strata committee need for painting?
Most committees get three, and at least two for significant work. What matters more than the number is that every painter prices the same written scope — surfaces elevation by elevation, prep standard, products and coats, access, compliance pack, program and warranty. Otherwise you are comparing three different jobs, which is how committee meetings turn into arguments.
Do you work directly with strata managers?
Yes. We are used to quoting through strata managers, presenting to committees, working to a capital works plan and handing over the paperwork the manager needs for the file. Neil quotes every building personally, so the person who walked the site is the person who answers the committee's questions.
Managing a building's whole exterior? Our pressure washing and timber restoration teams handle the common-area decks, pergolas and paths in the same visit — or read why owners corporations choose Proview.
Do you work with body corporates as well as owners corporations?
Yes - same buildings, different word. We work with body corporates, owners corporations and property managers on scheduled building repaints with full documentation: NSW painting licence 254277C, certificates of currency for public liability and workers compensation, a site-specific SWMS and product data sheets, all sent with the quote. Our commercial and strata painting page covers the non-residential side of the same work.
Can you quote just the car park or just the hallways, instead of the whole building?
Yes. The quote is itemised by elevation and area, so a committee can approve the common-area interiors now and the facade against a later capital works date, or do the car park on its own. Basement car park walls, columns and doors sit at $5,000-$20,000 as a guide, common-area interiors $8,000-$30,000. Staging it does not change how the work is documented - the compliance pack comes with every stage.
What does the committee get at the end of the job?
A walk-through with the strata manager, product records and colour codes for the building's file so the spec survives when committee members change, and the 5-year workmanship guarantee in writing. Through the job you also get a written program, resident notices and a day-by-day sequence, and the site left clean each afternoon.