By Naldo Neto, IRATA Level 3 and licensed painter · Updated October 2026 · 3 min read
Key takeaways
- Exterior repaints on Sydney buildings typically come around every 8 to 15 years.
- Chalking, fading, cracking and returning mould are the signs a repaint is due.
- Compare quotes on the same scope and paint system, including access costs.
- Check licence, insurance and a written workmanship warranty before you engage anyone.
Repainting a strata building is one of the larger projects an owners corporation takes on. Done well, it protects the building and lifts its value for a decade or more. Done badly, it peels, leaks and becomes an argument at every AGM. This guide covers what committees and strata managers need to know.
When does a strata building need repainting?
Most exterior coatings on Sydney buildings need renewing every 8 to 15 years, depending on the paint system, exposure and colour. Coastal buildings, west-facing elevations and dark colours age faster. Signs it is due include chalking (paint rubbing off on your hand), fading, cracking and peeling, mould staining that returns quickly after washing, and leaks around cracks and joints.
Your 10-year capital works fund plan, required under the Strata Schemes Management Act 2015, should already include an estimate for repainting. Planning a year or two ahead gives time to save, get quotes and schedule work in the drier months.
Start with an inspection, not a colour chart
The finish only lasts as long as the surface underneath. Before repainting, the façade should be inspected for cracked and drummy render, concrete cancer, failed sealant and rusting fixings. These must be repaired first. Painting over them traps the problem under new paint and it reappears within a year or two.
A rope access inspection reaches every part of the façade, not just what can be seen from the ground. It also gives you a defect list to include in the painting scope, so all quotes are pricing the same work.
Write a clear scope
The single biggest cause of strata painting disputes is a vague scope. A good scope lists:
- Which surfaces are included (walls, balconies, soffits, balustrades, fences, doors, metalwork)
- Preparation: washing, repairs, sealant replacement, priming
- The paint system: product names, number of coats, colours
- Access method and any restrictions (working hours, resident notice)
- Warranty: workmanship and paint manufacturer
- Documents required: insurance, licence, SWMS, program
Choosing a painting contractor
For strata work in NSW, check that the contractor:
- Holds an NSW contractor licence for painting, and quotes the number
- Has current public liability (typically $20 million for strata) and workers compensation
- Can explain the paint system they are proposing and why
- Offers a written workmanship warranty
- Has a safe access method, with supervision and documents to prove it
- Can show recent strata projects
What affects the cost of a strata repaint
- Access. Scaffold can be a large share of the price. Rope access reduces it on most buildings over two storeys.
- Height and size of the façade.
- Condition. More repairs and preparation mean more labour.
- Paint system. Elastomeric or protective systems cost more than standard acrylics but can last longer.
- Detail. Balconies, balustrades, windows and colour breaks take time.
What happens on site
With rope access, the crew rigs from certified roof anchors and works down each elevation in drops. Each drop is washed, repaired, primed and painted. Residents are given notice before work reaches their units and asked to move balcony items and keep windows closed. At ground level there is a small exclusion zone at the base of each drop.
Typical walk-ups can be finished in a few weeks. Larger towers take longer, and weather delays are normal. Paint shouldn't be applied in rain, on wet surfaces or outside the temperature range on the data sheet.
At handover
Expect a final inspection, any touch-ups, a photo record of the work and your warranty documents. Keep the colour schedule and product list on file for future touch-ups.
Planning a repaint? Book a free inspection and we'll help you build a scope your committee can compare quotes against.
Sources and further reading
- IRATA International: rope access training and the International Code of Practice
- SafeWork NSW: managing the risk of falls at workplaces
- Standards Australia: AS/NZS 4488, AS/NZS 5532 and AS/NZS 1891.4
- NSW licence check: verify any contractor's licence
Questions
How often should a strata building be painted?
Usually every 8 to 15 years, depending on the paint system, exposure and colour. Coastal and west-facing buildings need it sooner.
Do residents need to leave during strata painting?
No. With rope access residents stay home. They are asked to move balcony items and close windows while painters are beside their unit.
Should repairs be done before painting?
Yes. Cracked render, concrete cancer and failed sealant must be repaired first, or the problems come back through the new paint.
About the authorNaldo Neto leads Tactical Height Solutions. He is an IRATA Level 3 rope access technician and licensed painter with a background in rendering and remedial work on Sydney buildings. More about Naldo.