When Strata Painting Becomes Urgent: Lessons From Buildings Left Too Long

Time doesn’t stand still for buildings, even when maintenance has been on hold for a while. Delaying strata painting and remedial repairs might keep money in the capital works fund for a time, but in the long run, it will cost a whole lot more. Once you notice visible deterioration, it’s not just a matter of appearance; the structure is also affected, and it’s probably already become an urgent job.

At Dukes, we’ve been transforming spaces across Sydney and beyond since 1958. With extensive experience in strata projects, we understand that painting and remedial work is a significant investment. We’ve also seen what happens when it’s left too long, and there’s plenty to learn from those situations. Here are some common questions, concerns and thoughts on the importance of being proactive.

What are the earliest signs that strata painting or remedial work has been left too long?

The first signs are often cosmetic, like cracked or delaminated render. This can point to trapped moisture or failure within the substrate. Concrete spalling, sometimes referred to as “popping” on balconies, indicates corrosion of the reinforcing steel beneath. These aren’t just surface problems. They signal structural deterioration that requires attention before it worsens.

How does exposure and weather affect the coating system over time?

When repainting cycles are missed, coatings start to break down under UV and weather stress. Faded or powdery paint shows the surface has begun to fail and can no longer protect the structure. Heavy soiling, staining from water run-off marks and atmospheric pollutants also become more noticeable as the coating loses its resilience.

Are there other visible indicators that a building’s protection has failed?

Yes, and they tend to appear quickly once moisture starts to penetrate. Efflorescence, the white powdery salt deposits often seen on façades, shows water is moving through the structure. Peeling or blistering paint is a clear indication that the coating has fully failed. Once these issues appear, the building is already exposed to ongoing weather damage.

Why is it important to act early?

Small surface changes are often your first opportunity to step in before the damage becomes excessive. If those early warnings are ignored, moisture and corrosion can move quickly. Proactive maintenance keeps repairs manageable and protects the building’s overall condition and value.

While we often encounter cases of delayed upkeep, a good example is a major coastal repaint we completed on Sydney’s Northern Beaches in 2025. This building had gone more than 15 years without any significant maintenance, which is well past its expected repaint cycle. By the time we came in, the effects of prolonged exposure were widespread.

Extensive peeling paint, cracked render, failed sealants and visible concrete spalling exposed the corrosion happening beneath the surface. Unfortunately, what could have been a routine repaint became a complex remedial project involving structural repairs, corrosion treatment and complete recoating across multiple elevations.

The result was a total project that cost around fifty per cent more than originally expected. The hard part? Early intervention would have prevented much of this escalation. Each year of maintenance delay compounds the damage and increases both risk and expense.

Repainting and maintenance cycles have a direct impact on long-term costs. When acting within the recommended 8–10 year period, you can usually expect building repairs to account for around 10 per cent of the total contract value. Leaving it longer than that, deterioration starts to accelerate as coating systems lose integrity and moisture begins to penetrate the substrate.

Once the cycle exceeds the 10-year mark, costs rise even faster. By 11 or 12 years, repairs may now add another five to 10 per cent to the overall budget. If repainting is delayed to 13 years or more, the structure is highly likely to have severe substrate failure, corrosion or concrete damage, which can lead to steep cost escalation.

Access expenses for labour and equipment also increase over time, as more scaffolding or rope access is required to reach damaged areas. Coastal, steel, and timber structures are particularly high-risk because of salt exposure and material sensitivity, so repainting every five to eight years is the most effective way to preserve both the coating and the structure. For all other buildings, maintaining a ten-year repaint cycle is the most cost-efficient and protective approach.

Strata committees often delay repainting and remedial work, not out of neglect, but due to budgeting pressures. Many capital works funds are under-resourced, and maintenance plans are either outdated or lack clear timing. When funds are limited, committees typically prioritise immediate repairs over preventative work, even though early action almost always saves money in the end.

Hesitation can also be due to uncertainty or a lack of awareness. Early signs, such as coating failure, cracking, or efflorescence, are sometimes missed or dismissed as merely cosmetic. By the time it looks serious enough to take action, the damage is far worse. Deferring a repaint might delay a levy increase for a year or two, but eventually, the work becomes unavoidable and more expensive.

To make the best possible decision regarding strata painting, it’s essential to understand your building’s construction and paint durability first. Here are a few more things to remember:

• Surfaces matter – Timber and metal surfaces should be repainted every five to eight years, while masonry and rendered surfaces should be maintained every eight to 10 years.
• Watch for early signs – Chalking, peeling or blistering paint are red flags that signal coatings are breaking down and protection is fading.
• Don’t ignore cracks or spalling – These are serious and often mean moisture ingress and potential structural concerns.
• Engage a professional – A qualified and experienced remedial contractor can inspect the building, identify problems and provide professional advice.
• Invest in maintenance – The small cost of an inspection now can prevent major damage and bills later on.

At some point, every building shows its age. Maintenance isn’t just a line item on a budget. It’s a measure of how well a property is being looked after. Being proactive keeps control with the owners and prevents small issues from snowballing.

At Dukes, we understand the complexities of managing strata projects and focus on delivering a smooth, cost-effective process for everyone involved.

If you own or manage a strata property in need of repainting, remedial repairs or specialist access, we can handle it seamlessly. Contact us today to learn more or request a quote.

By Paul Williams

General Manager