The Biggest Mistake Strata Committees Make When Planning Painting Works

It’s the things you can’t see during the tender process that will most likely have the biggest impact on the outcome of the project. Strata painting is a complex job made more challenging by the pressures that committees face when comparing contractor proposals. Price is very important, but the biggest mistake we see is falling for the false security of an all-inclusive quote.

At Dukes, we’ve been transforming spaces across Sydney with high-quality commercial painting solutions since 1958, including strata buildings. We know that in today’s economic climate, keeping costs under control matters. However, all-inclusive quotes can still lead to budget surprises, reduced transparency and uncertainty around the repair work completed. Before you sign on the dotted line, here’s what you need to know.

The challenge isn’t poor planning. The reality is that not every defect can be identified during a ground inspection or pre-tender assessment. Most strata buildings harbour issues behind paint systems, sealants, joints, concrete surfaces and façade elements. The full extent of those repairs often only becomes apparent once contractors gain access to the building and begin preparing surfaces for repainting. This is particularly common in older buildings that have accumulated years of weather exposure and deferred maintenance.

So, if some of the biggest issues cannot be fully seen, how can they be accurately accounted for in an all-inclusive quote? Some contractors combine painting and repair works into a single figure without clearly separating repair allowances, assumptions or exclusions. It sounds simple and reassuring. Everything is included. But when one proposal bundles everything together, and another breaks repairs out separately, committees are no longer comparing the same scope of work.

It’s understandable that a quote that seems comprehensive and comes with a ‘fixed price’ label is attractive. Committees are often managing budgets on behalf of dozens or even hundreds of strata owners. Predictability helps and reduces concerns about unexpected expenditure. It’s also far more straightforward to explain to owners than a lengthy, itemised scope. Buildings are almost never that predictable. It may feel like certainty and controlled costs now, but it can create problems later.

Well, hidden defects don’t disappear just because you received an all-inclusive strata painting quote. The building still has unknowns, and the extent of those issues will become clear eventually if surfaces are being properly prepared for repainting (and if they aren’t, you’re not going to like the long-term result of painting over defects, either).

The question is, who pays for those repairs? Because the economics of the project do not magically change. Labour, materials and access costs remain the same regardless of how a proposal is presented. If repair requirements exceed what was originally allowed for, those costs must be absorbed somewhere.

Ultimately, the committee may know the final figure when they accept a fixed price quote, but they will have little understanding of what work has actually been completed. Without separate reporting, owners cannot see where money was (or wasn’t) spent, making it impossible to verify whether defects were rectified, monitored or just painted over.

Paint systems can look successful and aesthetically pleasing at first, regardless of the condition underneath. But that appearance won’t last if underlying defects have not been properly addressed. Deterioration can reappear long after the project has been signed off, but much sooner than you would expect given the investment. By then, the committee that approved the works may no longer be involved, and any opportunity to understand what happened during the project has disappeared.

Before awarding a strata painting contract, committees need to understand more than the final figure. By asking the right questions, you can clarify what is included, how unexpected defects will be handled and how owners will know what work has actually been completed.

The questions you really need answered:

• What repairs have been included in this proposal?
• What assumptions have been made about the condition of the building?
• What has been excluded from the scope?
• How will defects discovered during the works be documented?
• How will additional repairs be priced and approved?
• Will owners receive photos or reports showing completed repairs?
• Who decides whether a defect is repaired, monitored or left alone?
• How often will progress updates be provided?
• What evidence will be supplied at the end of the project?

Quality reporting during remedial repairs documents defects as they are discovered, investigated and rectified. Photographs provide an objective record of the building’s condition before, during and after the project. Regular communication also ensures committees remain aware of significant findings and decisions as works progress, rather than only receiving information at the end.

Good documentation also creates accountability for everyone involved in the project. Future committees can refer back to reports and photographs when planning maintenance or investigating defects, giving them access to clear and reliable records of what was done and why.

A strata painting project is a significant investment, and committees deserve to know exactly what work is being carried out on their building. A quality, experienced contractor won’t just provide a figure. They will provide the information and reporting needed to make informed decisions before, during and after the work is complete.

As licensed builders, Dukes can assess and price a wide range of repair works before a project begins. What we won’t do is pretend every defect can be identified from the ground. If you’re planning a strata painting project, speak with our team about a solution built around the condition of your building and the long-term performance of the finished result.

By Paul Williams

General Manager