Apartment complex exterior painting might not seem like the most glamorous project on a Strata Manager’s to-do list, but due to the complexity involved, it’s one worth some care and consideration.
Keeping the common areas of an apartment building, including the exterior, in a decent state of repair is one of the strata’s primary obligations. But these efforts won’t count for anything if the paint job is half rate. Making an extra effort to lift these areas will not only improve the building’s appearance but also help to increase tenant satisfaction and enhance the property’s value.
By understanding best practices for apartment exterior painting, Strata Managers will save themselves a headache and achieve high-quality results for the building’s tenants.
Materials matter
Any building improvement project is only as good as the materials used. Strata Managers who seek shortcuts in a painting maintenance plan shouldn’t be surprised if they find themselves behind the desk planning another paint job 18 months down the track.
For exteriors and common areas that see a lot of traffic, investing in high-quality paint that can be maintained with a simple annual clean can save time and money.
The colour scheme is another factor to consider. Striking that balance between colours that are both visually appealing and practical can be easier said than done, especially when the scheme also needs sign-off from the strata committee and owners corporation.
While personal tastes will always vary, there are several time-honoured principles to consider when selecting a colour scheme for the building’s exterior:
- Consider the surroundings – A high rise in the middle of Melbourne’s CBD is going to suit different colours than an apartment five minutes from the beach in Perth. Keep this in mind when selecting colours, considering the way the colour scheme will work with nearby buildings, the area’s profile and the urban or natural environment. Some council areas will also have stipulations indicating what colours may be used.
- Don’t choose too few (or too many) – Paint every surface in the building in the same colour and shade and tenants are going to feel as though they’ve stepped into a dystopian sci-fi movie. By the same token, using too many colours that don’t work well together can be just as jarring on the eye. A good rule of thumb is to stick to three colours: one colour for the walls, another to provide a point of contrast for large features like doors and a third for finer details such as windows or trims.
- Respect the building – The area where the colour scheme is utilised will also dictate whether a scheme works or not, so be sure to consider the building’s architecture.
Prepare to perfection
Once the colour scheme has been given all clear, it’s time to start planning and there are several things a Strata Manager should do before the commercial painting team arrives.
Making sure the surfaces are ready to be painted should be the first item on the list and tasks such as cleaning, patching and priming are crucial to ensure a lasting finish.
This stage is a good opportunity to assess the quality of surfaces. Some may require urgent paintwork, whereas others may be able to be managed with a simple clean.
A strategic approach to planned painting maintenance can also pay off. For instance, paint on exterior surfaces that see more sun may decline at a faster rate than others. Economically, it makes sense to focus only on the surfaces that need it most rather than trying to repaint everything, including those that would probably be fine after just a simple wipe. Smaller, more regular maintenance jobs tend to be better received than major works.
Communicating this painting plan is another area Strata Managers need to be on top of. By nature, painting exteriors and common areas of an apartment building necessitates a degree of disruption, so it’s also important to communicate the nature of the works to all tenants.
Tenants are more likely to tolerate a minor inconvenience than a surprise.
Finish the job
The last, and perhaps most important, phase of apartment complex exterior painting is the execution, but it’s also an area where costs can quickly blow out.
Factors such as quality and durability of the products, surface preparedness and even things out of the Strata Manager’s control such as the design of a building or the amount of sun it receives, will all have a material impact on the costs associated with the project.
Hiring experienced painting contractors who specialise in strata projects ensures quality results and offers peace of mind that the project will adhere to local building codes and strata regulations.
An experienced painting crew can also offer the peace of mind that the project will be delivered to minimum standards, leading to better budget planning and easier organisation.
Easy does it
Apartment complex exterior painting can go one of two ways. Without quality materials, a well-considered plan and professional, experienced painters, these projects will quickly become a frustrating and sometimes very costly process.
But with the right materials, a bit of strategic thinking and a team that can be relied upon, it can be a rewarding project that leads to happier tenants and a more valuable property – good news for any busy Strata Manager.
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.