Painting a block of units or a townhouse complex isn't one big house job - it's a shared-property project with a committee, a budget cycle and residents living through the work. Here's how it runs when it runs well.
What usually gets painted
Stairwells, balustrades and railings, corridors, entry lobbies, rendered facade sections, fences, carports and garage doors. Exterior common areas weather like any facade; interior common areas wear faster than homes because of traffic.
How committees should approach it
- Scope first, quote second. Walk the property and list exactly which areas and surfaces are included. A quote that says "paint exterior" is a dispute waiting to happen.
- Get comparable quotes. Each painter should price the same scope, the same preparation standard and a named paint system. The cheapest vague quote is rarely the cheapest job.
- Ask about staging. Good contractors plan around residents: which building, which days, how access is managed, where drying paint signs go up.
- Check insurance and references. Body corporates carry obligations to owners and tenants. Current insurance and contactable strata references are table stakes.
During the job
Communication is most of the battle. Residents need notice before their building is painted, clear instructions about windows and balconies, and a contact for issues. A contractor who runs strata work regularly will have a system for this.
Colour decisions
Most complexes repaint in the existing scheme or a close update of it - it keeps approvals simple and avoids the patchwork look of half-updated buildings. If the committee wants a genuine colour change, sample boards at a general meeting beat arguing over paint chips in an email thread.
Maintenance cycles
Exterior common areas typically cycle on a multi-year repaint plan; high-touch interiors more often. A sensible forward budget beats a special levy when everything fails at once.
We work with committees and owners' managers across Melbourne's south east. Call 0420 596 677 to talk through your complex.