Strata living is becoming increasingly common in Australia. According to the recent Australasian Strata Insights Report, at least 16% of Australians now live in more than 3 million strata and community-titled lots, with a total estimated value of $1.3 trillion.
As a strata manager, you play a pivotal role in maintaining the appearance and value of the strata properties under your management. One of the most important decisions you will make is selecting the right painting contractor for painting and maintenance work. Strata painting projects can be complex due to the size of the buildings, the diversity of surfaces, and the need to balance residents' expectations with regulatory requirements.
Below we provide a checklist to help you make an informed decision when selecting strata painters. We discuss important considerations such as capacity, capability, compliance with regulations, quality of materials, communication, cost and scheduling.
1. Look for painters with proven strata experience
Not all painting contractors are equipped to handle the unique demands of strata buildings. Strata painting and painting maintenance projects often involve large-scale, multi-unit dwellings that require careful planning and execution to ensure the least amount of inconvenience and disruptions to residents.
Experienced strata painters understand the challenges of working in shared spaces, including implementing the safest access methodology such as EWPs, scaffolding or abseil, required permits, seclusion zones and pedestrian access to ensure that safety is paramount.
They understand the importance of communication, ensuring residents are notified of any impending works in a timely manner and coordinating access to resident’s balconies. They have expertise working with surfaces found in these buildings, from concrete and brick exteriors to interior hallways, stairwells, and lobbies, and know the best techniques to ensure a long-lasting, high-quality finish.
With Higgins Coatings, you get peace of mind with 75 years of experience executing large and complex strata repaints. Our team has the capability and capacity alongside a multi-faceted management and operational team that value communication, responsiveness, transparency and safety to deliver exceptional results in a timely manner.
2. Ensure compliance with local regulations and strata rules
Each strata property is subject to specific rules and regulations, which can vary from one state or territory to another. These regulations cover everything from the type of paint used to traffic management and safety standards on-site.
Ensure you are dealing with contractors who are leaders in their industry and are familiar with the local laws and rules specific to your strata property. Non-compliance in this area can put an entire project at risk, leading to delays, additional costs and fines.
It is also important to verify the painting company’s accreditations and certifications. An accredited and licensed contractor not only signifies professionalism but also assures their commitment to delivering quality, safe, and compliant work. For example, all Higgins painting projects are planned and delivered based on our tri-certification accreditation in ISO 9001 (Quality Management), ISO 14001 (Environmental Management), and ISO 45001 (Occupational Health and Safety). This means our team takes workplace safety and compliance seriously, adhering to industry standards and reducing risk for strata managers.
3. Prioritise quality materials and modern techniques
The durability and look of your strata building's paint job largely depend on the quality of the workmanship and materials used by the painting company. Select painters who use high-quality paints designed to withstand the harsh Australian climate, including intense UV exposure, humidity, and rain. It may be tempting to cut costs, but opting for cheaper materials can lead to frequent maintenance and repainting, risk of deteriorating substrates which can ultimately cost more in the long run.
Additionally, review the company’s painting process. Professional and reliable painters employ the latest painting techniques and advanced preparation methods. This will ensure the paintwork is of a high standard thus maintaining the visual appeal and the value of your strata property.
At Higgins, we are committed to innovation, continuous improvement and exceeding customer expectations through high-quality work. Since 1949, our team has built a strong reputation for reliability and earned the trust of strata managers by demonstrating our passion for excellence. This focus on quality and consistency has been the foundation of our long-standing success.
4. Effective communication and project management
Strata painting projects require coordination between the painting contractors, the strata manager, residents, and other building stakeholders. Clear, consistent communication is essential to make sure all parties are informed, and any issues are addressed promptly. The best strata painters will have a project management process in place that keeps everyone informed at every stage of the project.
From the initial quote to project completion, the painting company should be proactive in communicating key information, including timelines, disruptions, on-site incidents and progress updates. They must manage the project well and deliver the work safely and efficiently, minimising any inconvenience to the residents of the property.
Lastly, strata painters need to have a clear team structure, with a foreman and project manager on-site to handle questions, concerns and any unexpected issues across the entire duration of the project.
5. Check reviews and ask for references
A reliable way to gauge the quality of a strata painter’s work is to check reviews and ask for references from previous clients. Online reviews, testimonials, and word-of-mouth recommendations can provide valuable insights into the painter’s professionalism, quality of work, and ability to meet deadlines.
Ask for references and feedback from other strata professionals and body corporate representatives within your network as their experience and insight will be valuable during your evaluation process. Alternatively, your painting contractor should be able to provide you with several references and contacts from their previous clients and projects for you to contact directly.
6. Balance cost and value for money
While cost is always an important factor in any strata project, it’s essential to balance price considerations with the value of the service provided. The cheapest quote may not always be the best option, as low prices can sometimes indicate the use of inferior materials or inexperienced contractors. On the other hand, the most expensive painter may not necessarily provide the best service or deliver the desired results.
Request detailed painting quotes from multiple painting contractors and compare them based on the scope of work, painting process, materials used, and expected timelines. Be cautious of any unclear language or hidden fees in contracts. A trustworthy painting company would offer a detailed breakdown of all costs, including labour, materials, and any additional charges.
Transparent communication and clear pricing foster a strong working relationship and help pave the way for a successful painting project.
7. Ensure the painters can meet your scheduling needs
Timing can be a key consideration when choosing a painting contractor. Strata projects often need to be scheduled around the resident preferences and priorities. So, it’s important to find a painting contractor who has the capacity and capability to undertake large projects and is flexible and willing to meet specific work schedules that minimise disruption. This may include working during off-peak hours or coordinating effectively with residents to enable access to various parts of the building.
Discuss the expected project timeline with the painters before the project begins to determine if they can meet your deadlines and accommodate any scheduling requirements.
Choosing the right strata painters is a critical decision for strata managers, as it directly impacts the property’s appearance, value, and resident satisfaction. By following this checklist and carefully evaluating potential painters based on experience, compliance, quality, communication, cost, and scheduling, you can ensure the delivery of a successful painting project that exceeds the expectations of all relevant stakeholders.
Are you struggling to get your strata painting project off the ground? Our strata lookbook includes seven case studies and two expert interviews that will help you convey the vision of the project to your stakeholders and find a unified way forward. Download it today.