To compare strata painting quotes properly, check that every contractor has priced the same surfaces, preparation, paint systems, access equipment, repairs, and warranties before comparing the final cost.
One could include extensive surface repairs, while the other only covers basic preparation and repainting. The difference becomes expensive when missing work appears as additional charges.
For Sydney strata committees and owners corporations, these seven steps make painting quotations easier to compare and approve.
Step 1: Compare Quotes Against the Same Scope of Works
Start with one detailed scope of works and ask every contractor to quote against it. The scope should identify all surfaces requiring painting, including the following:
- Exterior façades and rendered walls
- Balconies, soffits and balustrades
- Stairwells, foyers and common corridors
- Doors, frames and metal railings
- Car parks and shared facilities, where included
Check whether each quote covers every elevation and surface.
If one contractor excludes balcony interiors while another includes them, the prices cannot be compared directly.
Request written clarification for anything missing.
Step 2: Check What Surface Preparation and Repairs Are Included
Surface preparation is one of the biggest differences between cheap and comprehensive painting quotes.
Look beyond the phrase "prepare and paint".
Check whether the quotation includes washing, scraping loose paint, sanding, crack filling, rust treatment, and appropriate priming.
Pay particular attention to damaged render, failed sealants and deteriorating concrete.
Extensive concrete repairs or waterproofing work may require separate specialist assessments and pricing.
Step 3: Compare Paint Products, Primers and Number of Coats
Every quote should identify the manufacturer, exact paint products, primer requirements and number of coats.
"Premium exterior paint" is not a sufficient product specification.
Check that contractors have specified suitable systems for rendered walls, concrete, timber and metalwork.
Confirm the required coating thickness or coverage where relevant and whether the products are compatible with existing surfaces.
For Australian building painting, AS/NZS 2311 provides recognised guidance for surface preparation and coating application. A lower quote using a different coating system may not offer equivalent performance.
Step 4: Compare Scaffolding, Rope Access and EWP Costs
Check how each contractor intends to reach the painting areas and whether all access costs are included. Scaffolding, rope access and elevated work platforms (EWPs) have different setup requirements, productivity and cost structures.
Ask whether the quotation includes equipment hire, installation, removal, required inspections, permits and safety controls.
A quote that states "access by others" may leave the owners corporation responsible for substantial additional expenses. The proposed method must also be appropriate for the building and the work.
Step 5: Identify Exclusions, Provisional Sums and Variations
Separate fixed-price work from costs that may change after painting begins. A provisional sum is an estimated allowance for work that cannot yet be priced accurately.
For example, hidden render deterioration discovered after access equipment is installed may require additional repairs.
Check each quotation for:
- Excluded surfaces or repairs
- Provisional allowances
- Unit rates for additional work
- Conditions triggering extra charges
- Written variation approval procedures
Provisional sums are not automatically problematic. Unclear allowances and unlimited variations are. Ask contractors to explain how additional work will be assessed and authorised before it proceeds.
Step 6: Verify Licences, Insurance, Safety and Warranties
A compliant quotation needs more than a competitive price and a promised warranty.
Before selecting a contractor, request evidence of relevant licensing, public liability insurance, applicable workers compensation cover and safety arrangements.
For high-risk construction work, SafeWork NSW requires a site-specific Safe Work Method Statement (SWMS). Compare workmanship warranties separately from manufacturer product warranties. Check the duration, exclusions, and conditions for making a claim.
Step 7: Compare the Total Value Using a Quote Comparison Table
Put the quotations side by side and record what's included, excluded, or subject to additional charges.
Use a simple comparison checklist:
| Quote item | What to compare |
|---|---|
| Painting areas | Same surfaces and elevations |
| Preparation | Cleaning, repairs and priming |
| Coating system | Products, finishes and coats |
| Access | Equipment, permits and hire |
| Additional costs | Exclusions and provisional sums |
| Safety and insurance | Applicable documents and coverage |
| Warranty | Workmanship and product conditions |
| Project schedule | Duration, staging and resident access |
Once the scopes match, compare the final prices.
If significant differences remain, ask contractors to explain them in writing.
For larger projects, an independent painting or building consultant can assist with technical tender assessment.
The best quotation is the one offering a clearly defined, appropriate painting solution at a reasonable total cost.
Frequently Asked Questions
1. Should strata committees always choose the cheapest painting quote?
No. The lowest quotation may exclude essential preparation, access or repairs. Compare the scope and technical specifications before deciding which offers better value.
2. How many painting quotes does a NSW owners corporation need?
NSW strata schemes must obtain at least two independent quotes for work valued at $30,000 or more. Multiple quotations can also help assess value on smaller projects. For budgeting considerations, read our long-term paint maintenance guide.
3. What happens when contractors quote different paint brands?
Compare the exact product ranges, coating specifications, compatibility, and warranty conditions. Different brands can offer suitable systems, but the products must meet the same performance requirements.
4. Should concrete repairs be included in strata painting quotes?
Minor surface preparation may be included, while significant concrete deterioration requires separate assessment and potentially specialist repairs. Our concrete cancer repair guide explains why these defects matter before repainting.
5. How can strata committees reduce unexpected painting costs?
Use a detailed scope, investigate existing defects, and require written approval for variations. A long-term painting maintenance plan can also help identify future expenditure before deterioration becomes extensive.
Need a Clear Strata Painting Quote in Sydney?
Comparing quotes should give your strata committee confidence, not more questions.
Luxury Design Painting can discuss your apartment building's painting requirements and provide a quotation based on the agreed scope, preparation, and coating needs. Contact Luxury Design Painting to discuss your strata repainting project and request a quote.
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