Strata Painting Check List
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The Definitive Strata Painting Check List
1. Choosing your painter
When searching for a body corporate painter, be sure to look for someone who has experience working with body corporate properties. This experience can help ensure they are familiar with the regulations of strata property charters and can adhere to the specifications about how particular properties need to be presented.
As well as asking about their experience, ask what quality control processes are in place and what level of insurance they have. Professional quality control can ensure that you end up with a high-quality finish. An appropriate level of insurance cover also means you’re protected against any issues during the project. Another important aspect is communication. Don’t be afraid to ask questions about a body corporate paint team’s processes, or ask for feedback or testimonials from other strata clients. It’s also a good idea to discuss communication. Check what channels they use to communicate with their clients and how often you can expect to hear from them when working on a large scale project. Finally, be sure to agree on who in your team is the primary contact for liaising with the painting project manager. Having one main contact person can help ensure nothing is missed and avoids any miscommunication. This person should also be responsible for informing residents about any work carried out on your property. Giving residents plenty of notice is important if it’s likely to affect their daily routines. For example, any issues with accessing their apartment or car park access.
2. Preparing your property
Before you can begin painting, it’s important to adequately prepare the property to help extend the life of the paint job. The preparation can vary depending on the type of property, the current condition of the property, the number of repairs needed, and whether or not it is necessary to sand back any existing paint to ensure a smooth surface.
Although preparing the property can add to both the cost and the timeframe for your project, professional body corporate painters should be able to provide you with a complete cost breakdown. At Surepaint, we are happy to discuss all the considerations as part of the formal quote and be as transparent as possible when it comes to our fees. We want the highest quality for all of our projects, and not undertaking the proper preparation can negatively impact the quality of the paint finish. An unprepared surface can lead to paint failure or unsightly bumps or unevenness, affecting the investment value or your strata building.
3. Choosing the right type of paint
Choosing the right type of external paint can depend on the surface of your body corporate building, as some surfaces are more porous than others, and some can benefit from a specific kind of paint. For example, if your external surfaces are masonry, it can be an excellent option to explore using elastomeric paint. This paint is specifically made to help protect masonry surfaces and is applied like a typical paint. When it hardens, it turns into a flexible but watertight covering. Therefore, it can easily stretch and return to its original condition without causing any damage to the masonry.
To maintain your investment and ensure that the strata building doesn’t degrade, you’ll need to repaint external surfaces every 10 to 12 years. Your body corporate painter will know the best paint to use for your building type, so the life of the paint lasts longer, and you end up with a smooth and professional finish. At Surepaint, our body corporate painters have years of experience working on various types of surfaces and all of our external paint projects come with a 10-year guarantee.
For external painting services for body corporate buildings, we can paint walls, roofs, downpipes, gutters, fascias, eaves, soffits, garage roller doors, etc. Regardless of the type of paint we recommend, we always use a sealer coat to ensure good adhesion between the surface of the property and the new paint. Using a sealer can help reduce the risk of paint failing and extend the life of the paint.
After we apply a sealer, we apply the first topcoat. We typically use acrylic paint by Haymes, an Australian-owned company. They specifically design their paints for external use to withstand Queensland’s hot summers and intense storms and are long-lasting, with a 20-year guarantee. We always use two coats of paints to ensure we get the best finish possible. Two coats provide a superior finish, better protection and make it easier to keep the surface clean. For example, if your body corporate is rendered it is a highly porous surface that can end up cracking with only one coat of paint.
Choosing the right type of paint for your internal surfaces can depend on several factors. At Surepaint, we can work with you to determine the best type of paint for your requirements. For example, keeping your surfaces clean can be particularly important in high traffic common areas for residential body corporate apartment complexes.
Depending on the colour you are looking for, we’ll recommend either water or oil-based enamel paint. Choosing an oil-based enamel is an excellent choice if you have a high proportion of renters in your strata building, as it’s durable and doesn’t scuff easily. With tenants, we often find more damage to internal surfaces purely because of people moving in and out more often than owner-occupied apartment complexes. In addition, it’s our recommendation to choose slightly darker shades, for example, greys, beiges and tans, which don’t show marks or dirt as easily as lighter paint colours.
If you’re looking to use white or off-white, we always recommend choosing a water-based enamel. While it’s not as durable as an oil-based enamel, it helps to avoid what we know as yellowing. Yellowing can occur on internal surfaces that don’t get much sun exposure. Oil-based enamels bleach when exposed to the sun during the drying process. If there’s no light in the area when the paint dries, your freshly painted surfaces could end up yellowing within only 12 months. This yellowing is more evident on lighter coloured surfaces.
In terms of the right level of gloss for internal surfaces, choosing a low gloss finish can help to reduce any marks if in a high traffic area. However, high gloss finishes are usually more durable. We are happy to provide guidance depending on what areas of your strata building require painting. In addition, we provide two coats and an oil-based primer to ensure a long-lasting, high-quality finish with all of our internal painting projects.
4. Choosing the right paint color
Getting the right color scheme for your property can significantly impact the overall value of your body corporate complex and the attractiveness of the property. To help, we offer a free color consultation service. Our expert team can guide you on the most appropriate color selection for your surfaces from a style and functionality perspective..
We confidently recommend Australian paint manufacturer Haymes, which offers a 20-year guarantee on all their products. Alternatively, we are also happy to choose a paint manufacturer of your choice.
When selecting colours, several different things are important to consider:
Selecting for style
The right aesthetic for your body corporate complex can be critical to appeal investors and retain and attract residents. It can also add significant value to the investment of the property. There’s a range of colours that blend well together to create a high-end finish for your property, both for external surfaces and internal surfaces. If you have something in mind, bring along samples to your colour consultation meeting. At Surepaint, our colour specialists have access to an extensive range of colour options. So come with an open mind, and they may surprise you at the range of options available and what best suits your strata complex!
When thinking about your internal surfaces for common areas, areas like entryways and hallways can benefit from warm and welcoming tones. They shouldn’t be too dark, or the space can often feel smaller than it is. Good examples of warm tones can include beiges, light greys, or tan.
Choosing for functionality
For both external and internal surfaces, a key consideration in addition to style is to make sure that you choose a practical colour scheme. Being practical can mean choosing lighter colours on any external rendered surfaces that are east, north or west facing. Buildings with this elevation can oxidize faster, breaking down darker colours more quickly. However, dark paint on external surfaces can be a good choice on trims and gutters as it can hide dirt more easily than lighter paints. Lighter paints are a good choice for any areas affected by water run-off, which can look unsightly in darker colours.
With internal surfaces, we recommend selecting darker paint colors on internal doors. Darker colors can help to keep them looking cleaner for longer. In contrast, lighter colors can easily show dirt, grime and fingerprints. And, of course, if you’ve got an onsite manager, darker colors can mean a lot less cleaning is required!
We also don’t usually recommend using white on body corporate internal common areas due to the wear and tear of high traffic areas and damage that removalists may cause. However, white trims on skirting can brighten a space while maintaining functionality.
Making the final choice
We Help You Choose The Perfect
By working with Surepaint, our team of skilled professionals can help you choose the perfect colour scheme for your body corporate property.
You can have total peace of mind with our unique colour selection process by taking advantage of our colour consultants and digital overlay experts.
Take a look at the below digital overlay we did for a client. This is not a finished product but rather a digital rendering of the committees colour choices.
Why use Surepaint™?
Learn about how we accomodate all different types of projects and customers with our body corporate painting approach
Our specialist body corporate painters in Brisbane understand how complex body corporate projects can be. We regularly work with body corporate managers, committees and onsite managers and know what our clients expect. We work closely with clients in all aspects, including planning, color selections, production and scheduling our body corporate painting works to minimize disruptions to tenants and residents. Our experience managing small and large-scale projects helps us deliver quality outcomes on time and budget.
We understand that body corporate committees and managers require a quick response when urgent jobs arise on strata properties. Therefore, we aim to prioritize our service for our body corporate clients and resolve any issues as soon as possible.
We understand how important it is for our body corporate clients to minimise any disruption and inconvenience to residents. We work closely with managers and body corporate committees to plan our projects for minimal disruption. We spend a lot of time preparing for site set-up to maintain easy access to buildings for residents wherever possible.
Our Quality Guarantee
Our experienced team are all focused on delivering high-quality projects. When it comes to body corporates, we understand the importance of a professional finish to maintain the long-term investment of the property. We can help identify and resolve issues that may affect the property’s value. We recommend high-quality products and use best practice techniques.
Our experience working with small and large-scale body corporate managers means that we understand the importance of meeting specific regulations of individual property charters and adhering to the rules about how particular properties need to be presented. We offer a 10-year warranty on external strata painting, and our insurance means you’re fully covered in the event of any issues.
We understand that there can be many people involved when working on body corporate projects. Given our experience, we aim to work closely with all parties and keep everyone updated with the project’s progress. We aim to manage the expectations of everyone involved, keeping residents, body corporate committees and managers updated on progress without compromising quality standards.
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