How Often Should Strata Properties Be Repainted?

The render on the north side is chalking. A hairline crack is in the vicinity of the stairwell. One of the committee members states that the building is in poor condition; another states there’s time for one year, and half of the owners have no idea what is in the reserve fund.

Sound familiar? Choosing a time to repaint is one of the trickiest calls a strata committee has to make, and then Perth’s sun, heat and salty wind make it even tougher. It’s better to leave it too long than too short, or else it will cost you a lot of cosmetic work to make up for the loss. If you paint prematurely, you’ve wasted owners’ money!

Let’s see how frequently strata painting Perth projects typically occur, what makes time change, and how to not be surprised by it.

Quick answer: The short answer is, most Perth strata complexes require exterior painting every 7-10 years and the common areas every 5-7 years. Along coasts, it is frequently necessary to start work on the buildings sooner. These are the guidelines, not hard-and-fast rules. Examine each year and let the appearance of paint be a determining factor, not the calendar.

Just how often is strata painting really necessary in Perth?

It doesn’t have to be a rule, as each building has a different life. These ranges are a good jumping-off point for planning purposes, however.

Australia: usually 15 years/20 times for each ten-year period. Watch for in Perth:

Fading is being chalked on exterior renders, brick, or concrete surfaces, and there are some cracks and mould. There are exterior walls (render, brick, concrete) that are fading, cracking, and chalking with mould.

Excessive rain and salt exposure: 5 to 7 years. Salt build-up, blistering, rust bleed

Common area interior (halls, stairwell): 5-7 years: Scuffs, stains, wear around entrance area and lifts

Covered areas, doors and woodwork with balustrades: 4 to 6 years: UV damage, peeling, visible woodwork

Insulating concrete panels (ICP): 10 to 15 years; fading, surface rust, and chalking

Flat steel roof: <10 years: fading, flaking coating, moss in shaded areas; <15 years

These are standard for the job; a quality paint company will perform a well-made job, lasting longer than these numbers. A rushed one can fail well before.

What can diminish or extend a strata “paint” contract?

Sun and heat

The level of UV that is experienced in Perth is one of the highest in the country. It causes the binders in paint to break down first and is responsible for the fading of paint and chalkiness on west- and north-facing walls. In hot summers, expanding and contracting surfaces open up cracks between them.

Salt air

Salt deposits occur on walls, balustrades and fittings within a few kilometers of the coast. It corrodes coatings and promotes rusting of metal. Generally, complexes close to the oceans are on the lower end of each interval listed in the above table.

Building materials and sandy soils

The majority of Perth complexes have been built of brick, limestone or concrete. Cracks are inevitable as sandy soils change with the passing years, and behind these cracks comes water seeping into the paint. Sometimes, bore water overspray may lead to discoloring of walls and paving. If this is a problem at your complex, your preferred guide to bore water stains will clarify what you need to do initially.

The quality of the preparation and paint

The quality of the preparation and paint.The quality of the paint and preparation.

This one is under your control. In addition to the topcoat, washing, crack repair, and priming are crucial. Cheap paint often equates to thin paint, and thin paint equals early failure.

If you notice that your strata building is beginning to look this way, it’s likely time to repaint

There is no need to wait till the end of the cycle. Take a walk around the property once a year and be on the lookout for:

• The white matter that gets on your hands when you are rubbing chalk.
• Peeling, flaking or bubbling paint
• Cracks along windows and/or along the render surface
• Mould on dark walls in shaded areas.
• Uneven fading that can be detected.
• Fixings or balustrades are discolored by rust streaks.
• Common area walls that are scuffed, stained, or patchy.

The severe ones are peeling and cracking. Measure up/out the eroded paint film; as soon as this is broken, moisture enters.

Additional costs involved with strata plan, painting building

The greatest importance in the maintenance of the strata is to avoid surprises. Repainting shouldn’t be imposed as a “shock levy.

• Follow the course of the long-term maintenance plan. Larger WA strata schemes have to have a long-term maintenance plan, and repainting is included with a rough and ready estimated year of use and cost.
• Check the reserve fund. If a plan indicates that it will need to be repainted in three years, ensure contributions are in place to pay for that.
• Get an independent condition report. An inspection informs the committee about what has actually happened, and thus the scope is informed by evidence.
• Get at least three broken-down quotes. Look at the similarities, as well as the differences in what each contains except the sum.
• Allow lead time. Quotes, owner approval, and scheduling take months. Start early.

A strata painter will make the following checks before quoting.

In general, strata painters are experienced in Perth, and they first examine the situation before giving a quotation. Let’s take a look here:

• Surface conditions such as cracking, moisture, and coatings/paintings from earlier applications
• If the paint is fine for recoating, it can be done with no worries. If the paint is strong enough to be recoated, it can be done without any concerns.
• Access requirements (including scaffolding, tilt-up platforms or swings)
• The effects on residents, such as noise, parking, and balcony access
• Safety Standards and insurance policies.
• Applying coatings that are suitable for conditions faced in Perth, including exposure to UV and, where required, salt.

The way companies paint homes in Perth is not too dissimilar to strata work. An appropriate scheduling plan and communication with a team that is at ease working with the household must be present. Speak with any single company concerning comparable projects they’ve completed.

What not to do

• Waiting until the paint has reached its end of life. Repainting early would be less expensive than the repair for the water-damaged paint.
• Making a selection on price only. Low bids may exclude a second coat, primer, or prep.
• Skipping crack repairs. Cracks that are filled with paint will be concealed for several months, not years.
• Ignoring owner communication. Surprises create complaints. Most of them are prevented by a simple notice of dates and access.
• Color selection without sample colors. Materials will be different in wavelength in strong Perth light. Test them on a wall to begin with.
• Not checking warranties. Request and get the workmanship warranty in writing.

Cost and Time are the concerns.

The costs of strata painting are dependent on the size, height, accessibility of the buildings, and strata surface condition and paint system. Based on general estimates, a small block may range into the thousands, and the sizable complex goes well beyond that. Consider it a rough estimate only and be sure to obtain written estimates.

A small complex might take several weeks to finish on time, and an exterior painting job, usually the larger, could take several months, particularly if scaffolding is needed. Weather matters too. For all exterior work, the majority of this work is planned for the drier part of Perth’s year.

The cost per lot can be better distributed among the owners, while it is a little more arduous than anticipated if planned for.

Frequently Asked Questions

How often should a strata building be repainted in Perth?

Most Perth strata exteriors need repainting every 7-10 years, and common area interiors every 5-7 years. Coastal complexes often sit at the shorter end. Annual inspections matter more than the calendar, because UV, salt and building materials all change how quickly paint wears.

How much does strata painting cost in Perth?

It depends on building size, height, access, surface condition and paint system. Costs can range from thousands for small complexes to much more for large ones. The most reliable way to know is an on-site inspection followed by a written, itemized quote.

Who pays for repainting a strata building in WA?

Repainting of common property is generally paid for by the strata company, funded by owner levies and the reserve fund. Costs are usually shared according to unit entitlements. Your strata manager can confirm how this works under your scheme’s rules.

Does the strata company need owner approval to repaint?

It depends on the cost and scope. Routine maintenance within the approved budget may be handled by the council of owners, while larger or unbudgeted work often needs a vote at a general meeting. Check your scheme’s by-laws and ask your strata manager.

What’s the best time of year to repaint a strata building in Perth?

Late spring through autumn is typically best, as paint cures well in dry, mild conditions. Avoid the wettest winter weeks and extreme heat days, which can affect adhesion and finish. A good painter will schedule around the forecast.

Planning strata painting Perth owners can rely on? Request a free, no-obligation quote from City Painters WA, and we’ll tell you honestly what needs doing now and what can wait.