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.
A house repaint has one client and one front door. A strata repaint has a committee, 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. Since 2004 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, which matters more than it sounds: most of the blocks we paint are within fifteen minutes of the van, so a site visit, a colour sample on the wall or a mid-job question gets answered the same day.
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.
Or send the strata plan and a few photos through the quote form and we'll book the walk-through.
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) | $4,500–$8,000 | 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.
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.