Project Value: $70,000
Duration: 6 weeks
Status: Complete
Dukes completed an external repaint of common property surfaces for this stunning coastal-style residential strata complex, which was architecturally designed so the units would evoke the feel of a ship. It’s located just one street away from Narrabeen Beach.
The full project scope included high-pressure washing of masonry and rendered surfaces, and repainting of previously painted building, balcony and veranda walls, partition walls, courtyard and driveway walls, entrance soffits, slab edges, balcony railings, garage walls including those within individual lot garages, timber fencing and gates at the front entry, and the service block and service door near the driveway.
Improving the overall presentation of the property by restoring and protecting external painted surfaces with a consistent finish was the primary objective. This needed to be achieved while maintaining resident access and minimising disruption. We also had to identify and address a number of isolated repairs once access to the relevant areas was established.
We used a combination of specialist access methods, including mobile scaffold, extension ladders, small access equipment where necessary and ground-based access for garages, fencing, entry areas and driveway walls. Rear yard access was also required to complete the townhouse and courtyard elevations.
Because rear yard access was required, careful coordination with multiple residents was essential. Similarly, clear notice was needed to plan access for the garage walls.
Narrabeen is a coastal environment, which presents its own challenges. Exposure, moisture and salt-laden conditions were major factors when considering preparation and coating selection.
There were also areas of defective render that had to be remediated before painting could commence.
“Dukes delivered a practical external strata repaint in a live residential environment, balancing access, communication, repairs and finish quality.”
This was a strong resident-focused project due to the level of cooperation required throughout the works. Jenny, a resident spokesperson for the complex, praised our site coordinator, Camilla, and her team for being considerate, thoughtful and attentive to detail, even in difficult-to-access areas such as behind glass.
Prior to the commencement of activity on site, our Project Manager prepared a detailed plan and course of action. Appropriate notice was given to residents before accessing rear yards, and progress was reported to the owner’s representative each week.
Site samples were also applied and approved by the Owners Corporation before works began, while any repairs falling under the provisional sum required written approval before proceeding.
We used a premium Dulux coating system across the project, with coating selection tailored to the different substrates throughout the complex. This included specialised treatments for stained and varnished timber features, as well as anti-corrosion coatings to metal elements exposed to the coastal environment, including a system commonly used on major Australian infrastructure projects.
Masonry, Render & Soffits
Timber Surfaces
The result was a refreshed and modernised complex achieved without unnecessary expenditure on repairs. The provisional sum allowed repair items to be assessed and approved once access was established, ensuring decisions were based on actual site conditions rather than assumptions.
Site samples also gave the committee confidence in the selected colour scheme before the full repaint proceeded and provided an opportunity to review the finish under real site conditions.
Because the project involved rear yards, garage walls and other areas used by residents, careful planning and communication were essential. Appropriate notice was provided before access was required, and progress updates were regularly shared with the owner’s representative throughout the works.
Coastal environments expose building surfaces to moisture, salt-laden air and weather conditions that can influence coating performance. At this Narrabeen complex, these factors were carefully considered when selecting preparation methods, coating systems and anti-corrosion treatments for exposed metal elements.
Not all repair requirements could be identified before access was established to every part of the property. The provisional sum allowed repair items to be inspected, assessed and approved based on actual site conditions rather than assumptions made during the initial inspection.
Site samples were applied and reviewed by the Owners Corporation before the full repaint commenced. This gave the committee an opportunity to assess the proposed colour scheme and review the finish under real site conditions before approving the works.
The project used a premium Dulux coating system tailored to the various substrates across the complex. Masonry, render and soffits received Dulux Acrashield Advance, timber surfaces were finished with Dulux Weathershield, and concrete roof tiles were coated with Acratex Roof Sealer and Acratex Roof Membrane Satin.
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