Strata painting in Melbourne: planning common area repaints

A single resident repainting their own front door is one thing. Repainting the stairwells, hallways, balcony fascias and external walls of a shared building is a different job entirely, because the decision belongs to a group, the paint touches everyone’s daily routine, and the result has to last for years. Owners corporations that plan the work well tend to have a quiet, predictable project. Those that rush it often end up with disputes, a patchy finish and a repaint that fails early.

Know what you are actually responsible for

In Victoria, an owners corporation manages the common property of a subdivided building under the Owners Corporations Act 2006. Painting is usually part of that upkeep, but what counts as common property depends on your plan of subdivision and your rules. Exterior walls, shared corridors, car park lines, fences and stairwell handrails are commonly included, while the inside of an individual lot usually is not. Check the plan and the rules first, and ask your manager to confirm in writing where the boundaries sit. It avoids arguments later about who pays for a balcony or a letterbox bank.

Start with a condition report, not a colour card

Many committees begin by choosing colours, then discover half the render is cracked or the timber trims are soft. Reverse the order. Have a painter walk the whole building and list what needs repair before any paint goes on: flaking coatings, cracked render, rusted metalwork, failed sealant, blocked gutters that keep walls wet. A written scope that separates repairs from painting also makes quotes easier to compare, because every contractor is pricing the same work.

Older buildings need extra care. If the building was painted before the 1970s, earlier coatings may contain lead, and sanding or scraping them can spread dust through shared spaces. Read our guide on how to tell if your Melbourne home has lead paint, and if testing confirms it, use a contractor who handles lead paint removal properly rather than treating it as ordinary preparation.

Get approval before you get quotes

Committees can lose weeks by collecting quotes before they know whether members will fund the project. Decide early how the work will be approved and paid for. Check your rules and your budget, and see whether the cost falls within what the committee can approve or needs to go to a general meeting. Bring members a clear one-page summary: what is being painted, why now, what the expected benefits are, and when the work is likely to happen. People vote more readily for a project they understand.

Compare quotes like for like

Three quotes are only useful if they cover the same scope. Ask each painter to confirm:

• the surfaces included and excluded, with a clear note on repairs
• the number of coats and the paint system for each surface type
• access equipment, such as scaffolding or swing stages, and who arranges it
• working hours, noise and how residents will be notified
• insurance, warranty terms and how defects will be handled

The lowest figure is not always the best value. A thin scope with a thin paint system can look cheap until the first wet winter. If you are weighing up your options for the outside of the building, our commercial exterior painting page explains how we approach larger frontages and shared walls.

Plan around the people who live there

Common area painting affects residents more than most contractors admit. Entries are blocked, balconies are screened off, and smells and noise carry through shared air. A good plan sets out a staged program so only one section is closed at a time, gives residents several days’ notice, and keeps fire exits and accessible paths clear. Sensible scheduling matters too. Exterior work suits settled, dry weather, so our notes on the best time of year to paint in Melbourne are worth a read before you set dates. For more on keeping a building functioning while the work goes on, see how we handle repainting a commercial space without closing your doors.

Choose colours the building can live with

Shared buildings are judged by many eyes, so favour colours that suit the architecture, the neighbouring properties and the roof. Mid tones hide weathering and dust better than very dark or very white finishes. Put sample patches on the building itself, on the sunny and the shaded side, and let members see them before the final vote. If the property has any heritage or planning controls, confirm with council before you finalise exterior colours.

Keep a record of the finished job

After the work, collect the paint product details, colour codes, warranty paperwork and a photo record of each area. Store them with the building’s records. When the next committee needs to touch up a wall or plan the next cycle, those details save time and guesswork.

Frequently asked questions

Who decides the colour of common property in a strata building?

That depends on your rules and what members have agreed. Many owners corporations let the committee choose within an approved budget, while others put colours to a general meeting. Check the rules before you start collecting samples.

How long does a common area repaint usually take?

The timeframe depends on the size of the building, the amount of repair work and the weather. A small block might take a week or two, while a larger complex can take several weeks if the work is staged. Ask for a written program from your painter.

Can we paint while residents are living in the building?

Yes, and most common property repaints are done that way. The key is staging the work, communicating early and keeping access routes clear, so people can still get in and out safely.

What repairs should be done before painting?

Fix anything that lets water in or makes paint fail: cracked render, rusted steel, failed sealant, damaged timber and blocked drainage. Painting over those problems hides them briefly but does not stop them.

How often should shared areas be repainted?

There is no single answer, because it depends on the surface, the exposure and the quality of the last paint job. A regular inspection every few years tells you whether it is time to plan the next repaint.

Planning a strata repaint? Talk to Meggyco first

If your committee is weighing up a common area or exterior repaint, we can walk the building with you, talk through the condition and help you shape a scope that suits your members. Get in touch through our contact page and tell us a little about the building to get started.