Are you wrestling with that age-old strata headache: who is responsible for strata painting? You’re not alone. As many as 1 in 5 Australians live in apartments, townhouses, or other properties under strata title, according to a 2022 report from the Federal Government’s Strata Community Association.

At Coverage By Design, we’ve helped hundreds of property owners, body corporates, and strata managers across the Gold Coast and northern NSW navigate this exact challenge. Drawing on our decades of experience, we’ve put together this straight-talking guide to clear up the confusion.

What is Strata Painting?

Simply put, strata painting covers all the painting work needed to maintain the common areas of your apartment complex, townhouse development, or commercial strata scheme. This includes:

External facades that give your property its curb appeal.
Shared hallways and stairwells used by everyone.
Recreational areas that boost tenants’ lifestyles and with property value.

Gold Coast body corporate painting by Coverage By Design is one of the most effective ways to preserve your property’s appearance and value.

In talking to our commercial painting clients, we’ve found that painting tends to be one of the most significant ongoing investments for strata corporations. It’s about more than looks, too, since quality exterior painting can extend building lifespan by up to 10 years by protecting against harsh Queensland and northern NSW coastal and UV conditions.

Understanding Strata By-Laws and Legislation

Let’s face it: strata legislation isn’t exactly the most riveting reading! So, here’s the gist of what you actually need to know:

Queensland Strata Legislation

In Queensland, the Body Corporate and Community Management Act 1997 (BCCM Act) sets out who’s responsible for what. Our team has worked with hundreds of Queensland body corporates over the years, so we’ve seen firsthand how these rules apply in practice.

Key points from the Queensland legislation:

The body corporate typically handles common property maintenance (including painting).
Individual lot owners look after their own units.
Your specific scheme’s Community Management Statement (CMS) might have unique provisions.
If things get messy, the Queensland Civil and Administrative Tribunal can help sort it out.

New South Wales Strata Legislation

Cross the border into NSW, and you’re dealing with the Strata Schemes Management Act 2015. Having completed major painting projects across northern NSW, including developments in Byron Bay, Kingscliff, and Tweed Heads, we’ve developed expertise in navigating these requirements too.

Main points from the NSW legislation:

The owners’ corporation (that’s NSW-speak for body corporate) manages common property.
Lot owners maintain their individual properties.
Your strata plan and by-laws provide the final word on specific responsibilities.
The NSW Civil and Administrative Tribunal can help resolve disputes if they arise.

Interior vs. Exterior Painting: Different Responsibilities

Understanding who handles what between indoor and outdoor painting eliminates confusion and frustration.

Interior Painting Responsibilities

Based on our experience with over 500 strata properties, when it comes to interior house painting:

You (the lot owner) look after painting within your own space.
The body corporate covers common interior areas including:
- Those shared hallways where you occasionally chat with neighbours.
- Stairwells (yes, even the emergency ones nobody uses).
- Lobby and reception areas that make that crucial first impression.
- Shared facilities like gyms or media rooms.

Exterior Painting Responsibilities

Here’s where the body corporate or owners corporation typically takes the lead. For exterior house painting, they’ll usually handle:

External walls and facades that face the elements.
Common balconies and terraces (not your private balcony).
Gutters, downpipes, and external trim features.
Shared outdoor structures like pergolas or pool areas.

Short Answer: Who is Responsible for Strata Painting?

So, who is responsible for strata painting? Here’s the no-nonsense breakdown:

For common property:

Your body corporate/owners corporation handles painting of common areas.
This includes those external walls, hallways, and entrance areas everyone uses.
All owners chip in for the cost based on their lot entitlements.
Major painting decisions need approval through proper channels.

For individual lots:

You’re responsible for painting within your own unit.
This means your internal walls, ceilings, and personal spaces.
You can choose your own colours inside your lot (finally, that feature wall!).
But heads up—changes affecting external appearance usually need approval.

In 2023, Coverage By Design completed a major restoration project at a large unit block in Surfers Paradise, where we worked closely with the body corporate to clearly define these responsibilities before commencing work. This proactive approach prevented potential disputes and ensured smooth project delivery across the 80-unit complex.

Complexities of Strata Painting Responsibilities

Sometimes, though, painting responsibilities aren’t all black and white. We’ve navigated countless complex scenarios across the Gold Coast and northern NSW. For instance, some mixed-use buildings require different approaches for commercial and residential sections, while exclusive-use areas like private courtyards can create confusion about maintenance responsibilities.

When water damage or building defects are involved, determining who’s responsible for remedial painting becomes particularly challenging. Heritage-listed properties add another layer of complexity with their special requirements for set colours, techniques, and approvals. Our experience across hundreds of properties has taught us that each strata scheme has its unique quirks, which is why professional guidance can make all the difference.

How Coverage By Design Can Help

With so much experience completing strata painting projects across the Gold Coast and northern NSW, our team has developed specific systems to make strata painting hassle-free:

Detailed documentation system has been refined over hundreds of body corporate approvals.
Transparent quotations clearly separate any common property and lot-specific costs.
Dedicated project managers liaise between all stakeholders and handle everything from start to finish, giving you peace of mind.
Smart scheduling software minimises disruption to residents.
Our compliance expert ensures all work meets current safety and other regulations.

Ready to Refresh Your Strata Building?

Understanding who is responsible for strata painting doesn’t have to be tricky. With clear information and the right professional support, maintaining your property’s appearance and structural integrity is straightforward.

Our experienced team has spent many years perfecting our strata painting processes across hundreds of properties on the Gold Coast and northern NSW, and our track record of on-time, on-budget completion speaks for itself. Whether you’re planning ahead or facing an urgent painting need, contact us today for advice or a quote.

Who Is Responsible For Strata Painting?