Body Corporate Painting Guide

Managing a painting project for a body corporate or owners corporation requires careful planning and communication. This guide helps committee members and strata managers navigate the process of getting common areas painted.

What Can Body Corporate Paint?

Body corporates are typically responsible for painting:

• Common areas: Lobbies, corridors, stairwells
• Building exterior: Facades, balconies (exterior side)
• Car parks: Walls, columns, line marking
• Facilities: Gyms, pools, meeting rooms
• External structures: Fences, gates, garages

Planning Your Project

Step 1: Assess the Need

• Document areas requiring attention
• Take photos of problem areas
• Note any specific issues (peeling, mould, damage)
• Consider the building's maintenance schedule

Step 2: Budget Considerations

• Check sinking fund allocation
• Review maintenance plan provisions
• Consider special levy if required
• Factor in contingency (10-15%)

Step 3: Get Multiple Quotes

For body corporate approval, typically need 2-3 quotes:

• Ensure quotes cover the same scope
• Request detailed breakdowns
• Check insurance certificates
• Ask for references from similar projects

The Quotation Process

What Quotes Should Include

• Detailed scope of work
• Paint brands and products to be used
• Number of coats
• Surface preparation included
• Timeline and working hours
• Access requirements
• Insurance details
• Warranty information

Questions to Ask Painters

• Experience with strata/body corporate work?
• How will you minimise disruption to residents?
• What's your communication process during the project?
• How do you handle access to individual units if needed?
• Can you provide staged invoicing?

Getting Committee Approval

• Present quotes at committee meeting
• Provide comparison summary
• Include recommendation with reasoning
• Document decision in meeting minutes
• For large projects, may need AGM approval

Communication with Residents

Before the Project

• Notice of works (2-4 weeks ahead)
• Expected timeline
• Areas affected and access restrictions
• Contact person for queries

During the Project

• Regular updates on progress
• Notice of any changes to schedule
• Process for reporting concerns

Scheduling Considerations

• Common areas: Consider quieter times (mid-week, daytime)
• External work: Weather-dependent, plan for autumn/spring
• Car parks: Staged approach to maintain access
• Lifts/corridors: Maintain access routes during work

Insurance and Compliance

Ensure your painter provides:

• Public liability insurance ($10-20 million recommended)
• WorkCover insurance
• Appropriate licences
• Safe Work Method Statements if requested

Post-Project

• Final inspection walkthrough
• Document any defects for rectification
• Obtain warranty documentation
• Keep records for future reference
• Schedule maintenance for future