Strata painting in Brisbane starts with body corporate approval, then scope, quotes and funding from the sinking fund or a levy. Projects run from a few days on small blocks to several weeks on larger buildings, depending on preparation and weather.
Repainting a shared building is nothing like repainting a house. There are owners to consult, a committee to satisfy, a budget to protect and residents who still need to get home each day. Add approval rules, tight budgets and weather delays, and it is easy to see why committees feel unsure where to begin. Whether you look after a townhouse complex or a mixed-use tower, the right commercial painting services team can make the process far smoother.
This guide covers how approvals work, what drives the budget, how long each stage takes and how to choose body corporate painters Brisbane committees can rely on.
Key Takeaways
- Painting common property needs body corporate approval, and larger spends usually go to a general meeting.
- Budget depends on access, surface condition and paint system.
- Planning and approvals often take longer than the painting itself.
Body Corporate Painting Approvals: Who Decides What
In Queensland, the body corporate is responsible for maintaining common property. Who signs off depends on cost. The committee can approve spending up to the limit set by the body corporate, and anything above that normally needs a resolution at a general meeting. Your body corporate manager can confirm the rules for your scheme. This article is general guidance, not legal advice.
A typical approval path
Every scheme runs a little differently, but most painting projects follow the same sequence from first inspection to signed contract.
- Inspect the building and list what needs painting.
- Write a clear scope so every painter quotes the same work.
- Collect at least two or three quotes.
- Present the quotes to the committee with a recommendation.
- Take the decision and funding plan to a general meeting if it exceeds the committee’s limit.
- Sign a written contract and agree the colour schedule before work begins.
How Much Does Strata Painting Cost? The Budget Factors
No honest painter can price a shared building without seeing it. A site visit also uncovers hidden problems like rotted timber or damp, which can change the scope and the price. These factors move the number most:
| Factor | Why it affects cost |
| Height and access | Scaffolding or elevated platforms add cost and time |
| Surface condition | Cracks, flaking paint, mould and rust need repair first |
| Paint system | Primer and topcoat quality set how long the finish lasts |
| Working conditions | Painting around residents or tenants can stretch the schedule |
Most schemes pay from the sinking fund, which is built through levies for major works. If the balance falls short, the body corporate may need a special levy. For body corporate painting Brisbane projects, the cheapest quote is rarely the best value. A low price can mean thin preparation or budget paint, which brings the next repaint forward.
Timelines From First Meeting to Final Coat
Knowing the order of events early helps committees set realistic expectations with owners and avoid last-minute pressure on contractors. The usual stages look like this:
- Planning and Scope: A few weeks, longer if an inspection report is needed.
- Quotes and Review: Often two to four weeks.
- Approval: Set by your meeting dates, and notice periods apply for general meetings.
- Preparation and Painting: From a few days to several weeks on site.
- Handover: A walk-through with the committee or manager to check the finish.
How to Choose Body Corporate Painters in Brisbane
When you compare strata painters Brisbane has available, look past the headline price. Ask each one for:
- A current QBCC licence and proof of insurance
- Examples of shared or multi-storey projects
- A written scope listing preparation, coats and paint brands
- A workmanship warranty and one point of contact
Larger schemes and commercial complexes also benefit from commercial painting services that include safe access, staged work zones and clear notice to occupants.
Keeping Residents Happy While the Painters Work
Most complaints come from poor communication, not the paint. A few simple habits keep everyone on side:
- Early Notice: Send notices before work starts, with dates for each building area.
- Clear Access Details: Tell residents when car parks, laundries or balconies will be blocked, and ask them to clear balconies in advance.
- One Point of Contact: A named person for questions saves the committee a lot of phone calls.
When residents know what is happening and when, small disruptions feel manageable. A well-informed building is also easier on the contractor, because access is clear, work areas stay free and the schedule holds.
Conclusion
Good planning turns a big job into a manageable one. Get the approvals right, set a realistic budget, allow for weather and choose a contractor with a clear scope and a record on shared buildings. Do that, and owners see where their levies went, committees stay confident, and the building looks better for longer. Each stage builds on the last, so a little effort early saves time, money and awkward conversations once work begins.
If you are weighing up commercial painting services for your complex, Paint Point offers free quotes across Brisbane, the Gold Coast and Logan. Share your scope or ask for an inspection, and the team will talk you through the next step in plain language.
FAQs
Do you need approval to paint common property in a body corporate?
Yes. Common property is managed by the body corporate, so painting needs committee or general meeting approval, depending on cost and your scheme’s rules. Check with your body corporate manager first.
Who pays for painting in a strata building?
Lot owners share the cost through body corporate levies, usually drawn from the sinking fund. If funds fall short, a special levy may be raised under the scheme’s contribution schedule.
How many quotes should a body corporate get for painting?
Getting at least two or three like-for-like quotes is widely recommended. Give every painter the same written scope so prices, preparation and paint brands can be compared fairly.
How often should a strata building be repainted?
Exteriors are commonly repainted every seven to ten years, though Queensland sun, humidity and storms can shorten that. A regular inspection shows when the coating is starting to fail.
How long does a strata paint job take?
Most of the time goes into planning, not painting. Quotes and approvals can take weeks or months, while on-site work depends on building size, repairs needed and weather.
Get a Clear Quote for Your Building Project
Tell us about your property and where you are in the approval process. We will visit the site, walk you through your options and send a written, no-obligation quote.