A strata painting scope of works should specify every surface being painted, preparation requirements, paint products, coating systems, access methods, project timelines, safety procedures, exclusions, and warranties.
Without these details, two painting quotes can look similar while covering entirely different work.
For Sydney strata committees and owners corporations, a detailed scope makes contractor quotations easier to compare, reduces unexpected costs, and establishes clear expectations before painting begins.
Here's what a properly prepared scope should contain.
What Is a Strata Painting Scope of Works?
A strata painting scope of works is a written document explaining exactly what a painting contractor must complete, how the work will be performed, and what standards the finished surfaces must meet.
It serves three purposes:
- Cost clarity: Every contractor quotes against the same requirements.
- Quality control: Preparation, materials, and workmanship can be checked against agreed specifications.
- Project accountability: Responsibilities, exclusions and additional work are clearly defined.
A vague instruction such as "repaint all exterior walls" leaves too much open to interpretation. A better scope identifies the elevations, surface conditions, repairs, primer, finishing coats and access arrangements. The difference becomes particularly important when contractors submit tenders thousands of dollars apart.
What Must Be Included in a Strata Painting Scope of Works?
A complete scope needs eight core components, covering both the painting itself and how the project will be delivered.
| Scope component | What must be documented |
|---|---|
| Surface identification | Building elevations, walls, ceilings, doors, railings, balconies, and other painted areas |
| Surface preparation | Cleaning, sanding, paint removal, crack repairs, patching and priming |
| Paint specifications | Manufacturer, product name, finish, primer and number of coats |
| Access requirements | Scaffolding, elevated work platforms, rope access or other suitable equipment |
| Repairs and exclusions | Included remedial works, separately priced defects and excluded surfaces |
| Project scheduling | Work sequence, estimated duration, milestones and resident notifications |
| Safety and protection | Site controls, pedestrian access, protection of property and applicable WHS requirements |
| Quality and warranties | Inspection procedures, acceptance criteria, workmanship coverage and manufacturer conditions |
Every component should be sufficiently specific to prevent different interpretations. For example, if one contractor includes rust treatment while another only includes repainting metal railings, their quotations are not directly comparable.
Which Exterior Building Surfaces Should Be Listed?
Every painted surface should be identified by location, material and condition.
For a typical Sydney strata building, the exterior scope may include:
- Rendered and concrete façade walls
- Balcony walls, soffits and exposed edges
- Metal balustrades, gates and handrails
- Timber fascias, window frames and external doors
- Eaves, gutters and downpipes
- External stairwells, retaining walls and car park structures
These surfaces require different preparation and coating systems.
Metal railings may require corrosion treatment and compatible primers. Rendered walls may need crack repairs and masonry-compatible coatings.
The scope should also distinguish surfaces requiring painting from those requiring structural or waterproofing work.
What Should an Interior Common-Area Painting Scope Include?
Interior strata painting typically covers shared spaces rather than individual apartment interiors.
Common areas include entrance foyers, corridors, lift lobbies, stairwells, communal rooms and service doors.
For each area, specify the following:
- Walls: Surface repairs, primer requirements and washable finishing coats.
- Ceilings: Stain treatment, patching and appropriate ceiling coatings.
- Doors and frames: Which faces are included, sanding and finish requirements.
- Skirting and trims: Filling, preparation and coating compatibility.
- Stairwell handrails: Cleaning, abrasion and appropriate durable finishes.
The scope should also address protection of carpets, tiles, lift interiors, lighting and fixtures.
Where doors contain fire-rated components, painting must not compromise labels, seals, hardware, or required performance.
How Detailed Should Surface Preparation Requirements Be?
Preparation must describe the actual work, not simply state "prepare surfaces before painting."
Surface preparation directly affects adhesion, appearance, and long-term coating performance.
A useful specification identifies:
- Cleaning methods appropriate for each substrate.
- Removal of loose, peeling, or unstable paint.
- Sanding and treatment of glossy surfaces.
- Repair of minor cracks and surface imperfections.
- Treatment of corrosion, mould or staining where required.
- Application of suitable primers to exposed or repaired surfaces.
Pressure washing should only be specified where suitable for the surface and building condition. Sensitive materials may require gentler cleaning.
Unstable render, substantial concrete deterioration and active leaks need separate assessment.
How Should Paint Products and Coating Systems Be Specified?
Name the actual coating products rather than relying on descriptions such as "premium exterior paint."
A proper specification includes the manufacturer, product range, sheen level, primer, number of coats, and application requirements.
For example, a rendered façade specification could identify:
- A masonry-compatible primer selected for the substrate.
- Two finishing coats of a specified exterior acrylic product.
- Manufacturer-required drying and recoating intervals.
- Any special treatment for repaired or previously coated areas.
Where waterproofing membranes or protective coatings are necessary, identify them separately.
Do not assume every exterior wall requires an elastomeric membrane. Product selection depends on substrate condition, movement, exposure and the intended function.
The nominated coating system should follow current manufacturer technical data sheets.
NSW Fair Trading's Guide to Standards and Tolerances also references AS/NZS 2311 under its Section 13 ("Painting"), the Australian Standard for painting buildings, when assessing painting workmanship.
How Should Scaffolding and Other Access Requirements Be Included?
Specify how each building elevation will be accessed and who is responsible for arranging that access.
Different parts of the same strata building may require different equipment.
Scaffolding can provide continuous working platforms for extensive façade work. Elevated work platforms may suit accessible lower sections, while suspended platforms or rope access may be considered for suitable high-rise areas.
The scope should identify:
- Access equipment or the required access-performance standard.
- Responsibility for permits, inspections and equipment.
- Roof anchor verification where applicable.
- Pedestrian exclusion areas and resident access restrictions.
- Protection of balconies, vehicles and neighbouring property.
Where a contractor proposes an alternative access method, require it to be clearly documented in the tender.
What Repairs and Exclusions Should Be Identified?
A painting scope should separate included minor preparation from additional remedial work.
For example, filling isolated non-structural surface cracks may be included, while extensive render replacement or concrete repairs may require separate pricing.
Common exclusions worth clarifying include unpainted brickwork, powder-coated elements, major waterproofing repairs, concealed defects, and surfaces inaccessible without additional arrangements.
For uncertain conditions, ask contractors to provide measurable unit rates for possible extra work. This creates a more predictable process than negotiating every unexpected defect after the project starts.
What Should the Project Timeline and Resident Management Plan Cover?
An occupied strata building needs a painting schedule that protects access, safety, and everyday routines.
The scope should identify work zones, anticipated starting dates, completion milestones, and resident notification responsibilities.
It should explain when balconies must be cleared, windows kept closed, vehicles relocated, or particular entrances temporarily restricted.
Sydney's weather can also affect exterior painting schedules, so the programme needs reasonable allowances for unsuitable application conditions.
Daily clean-up, safe material storage and management of noise and dust should be included.
For larger projects, appointing a single contact for the strata committee and contractor helps resolve questions before they become delays.
What Quality Standards, Insurance and Warranties Should Be Required?
The scope should describe how completed painting will be inspected and accepted, not merely what the contractor promises to apply.
Include inspection checkpoints after preparation, priming and final coating, plus a procedure for documenting and correcting defects.
Request evidence of relevant contractor licensing, insurance and working-at-height competency where applicable.
Separate workmanship warranties from manufacturer product warranties. Record their durations, exclusions and maintenance conditions.
Who Should Prepare the Strata Painting Scope of Works?
A strata manager, owners corporation representative, painting contractor or independent building consultant may prepare the scope.
For straightforward projects, a detailed contractor inspection and itemised proposal may be sufficient.
For large buildings, extensive defects or complex access requirements, an independent consultant can prepare a common specification for all tenderers.
This helps separate the decision about what work is required from the competition to deliver it.
The owners corporation should also confirm its internal approval and procurement requirements.
According to the NSW Government's strata maintenance guidance, strata schemes must obtain at least two independent quotes for work valued at $30,000 or more.
How Can Strata Committees Compare Painting Quotes Fairly?
Compare the work included before comparing the total price.
Issue the same scope to every contractor and request itemised quotations using consistent categories. Check whether each proposal includes the same preparation, coating system, access arrangements, protection measures and warranty conditions.
If one quote is considerably cheaper, investigate the difference rather than assuming it represents better value.
Missing repairs, fewer coats, provisional allowances or excluded access equipment can explain significant price gaps. Ask contractors to identify deviations from the scope in writing. Any agreed changes should be reflected in the final contract before work begins.
What Should Be Checked Before Approving the Final Scope?
1 - Before issuing a tender or accepting a proposal, confirm that the scope accurately reflects the building's condition.
2 - Pay particular attention to difficult-to-access elevations, balcony edges, service areas and previously repaired surfaces.
3 - Check that product specifications match the surface materials, residents understand the intended programme, and exclusions are documented.
4 - Finally, ensure the approved scope, quotation, drawings and relevant specifications are attached to the contract.
A clear document at this stage makes later inspections, payment decisions and defect discussions considerably easier.
Frequently Asked Questions
1. Can strata committees use the same painting scope for different buildings?
Not without reviewing it. Buildings differ in materials, exposure, defects and access requirements. A standard template is useful, but the final scope must reflect the actual property's condition.
2. Should waterproofing be included in a strata painting scope?
Only where required by the assessed condition and project objectives. Waterproofing has distinct preparation, compatibility, and performance requirements and should be separately specified or priced. For buildings showing concrete deterioration, read our concrete cancer repair guide.
3. Should a strata painting scope specify warranty periods?
Yes. Identify workmanship coverage, manufacturer warranties, exclusions, and maintenance conditions. Warranties should be compared alongside coating specifications rather than treated as interchangeable. Our strata paint warranties and compliance guide explains related considerations.
4. What happens if additional damage is discovered during painting?
The contractor should document the defect, propose the necessary work, and provide pricing before proceeding, subject to applicable contract provisions and urgent safety requirements. Planned inspections and long-term paint maintenance can help identify problems earlier.
5. Does the cheapest strata painting quote offer the best value?
Not necessarily. A cheaper quote may exclude essential preparation, repairs, or access costs. Compare itemised inclusions, product specifications, contractor qualifications and warranties before making a decision.
Get a Clearer Scope for Your Strata Painting Project
Planning to repaint your Sydney apartment complex or shared building? Luxury Design Painting can discuss your property's painting requirements, identify the areas needing attention, and help you understand what should be included in a detailed painting proposal.
Avoid comparing prices without comparing the work behind them. Contact Luxury Design Painting to discuss your strata painting project and request a quotation.
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