# Body Corporate Painting Melbourne: Strata & Owners Corporation Painters Body corporate painters for owners corporations, committees and strata managers across Melbourne, from two-unit blocks to multi-storey apartment buildings. Quotes are itemised by area so committees can approve them, and the work is staged around the people who live and work in the building. Fully insured with $10M public liability and a 5-year written workmanship guarantee. [Call Jimmy — 0432 077 782](tel:0432077782) ## What's included in our body corporate painting service ### Common areas Entry lobbies, hallways, corridors, stairwells and shared amenities repainted with durable, low-maintenance finishes. ### External façades Rendered walls, eaves, balconies and building exteriors prepared and coated to protect the structure and its value. ### Owners corporation coordination Detailed scopes, transparent pricing and insurance documentation so committees and strata managers can approve works with confidence. ### Maintenance programs Scheduled repaint and maintenance programs across single or multiple buildings, staged around residents. ## Why Melbourne chooses Jetblack Painting for body corporate painting Body corporate painting keeps apartment blocks, unit complexes and townhouse developments presenting well and protects shared property against wear and weather. We repaint common areas and façades with hard-wearing systems built for high-traffic spaces. Committees and managers need clarity and confidence, so every project comes with a detailed written scope, transparent pricing, $10 million public liability insurance and a clear schedule — delivered with minimal disruption to residents and backed by a 5-year workmanship guarantee. ## Recent Strata Projects ### Fire stair, Mentone, for Ace Body Corporate (PICA Group) A body corporate fire stair repainted top to bottom for an owners corporation managed by Ace Body Corporate, part of PICA Group: charcoal treads and a black steel balustrade against white brick, through to the upper landing and painted concrete walkway. ### Apartment building, South Yarra The fire stair, lift lobby and corridor of an apartment building repainted, with white walls and ceilings against dark floor tiles and stainless steel handrails. ### Apartment block lift lobby, Beaumaris The ground-floor lift lobby of an apartment block, repainted for the owners corporation while residents kept using it. ## See these strata projects on their suburb pages Three body corporate jobs from our suburb pages, where the photos of each are published. - [Strata work in Mentone](/painter-mentone/) - [Strata work in South Yarra](/painter-south-yarra/) - [Strata work in Beaumaris](/painter-beaumaris/) ## How the committee approval process actually works A body corporate can't approve a painting job the way a homeowner approves one. A committee needs something they can put in front of owners and defend — a scope specific enough that nobody can reasonably ask "but what does that actually cover," a price that doesn't move once the vote is cast, and proof of insurance that satisfies whatever the owners corporation's rules require. We write the quote for that meeting, not just for the job. That means breaking the scope down by area rather than quoting the building as one lump figure — lobby, stairwells, façade, car park. A committee weighing priorities against a budget can then see where the cost actually sits. It can stage the work, or split it across financial years if that is how the money has to work. It also means the insurance documentation is ready before anyone asks for it, rather than chased down after the meeting. ## Staging work around an occupied building Closing a whole building down for the length of a repaint isn't realistic when people live and work in it, so staging is the default approach on strata property, not a special request. Most projects run wing by wing or level by level, which keeps at least one entry, one stairwell and the car park accessible at any given time rather than forcing every resident through a single remaining exit. For complexes with more than one building, the same logic extends across the site. The works can run as one continuous staged program. Or they can be split building by building against separate budget approvals — whichever suits how the committee wants to fund it. Either way the schedule goes out early enough for the committee to circulate it to owners and tenants before scaffolding arrives, not after. ## Access equipment for multi-storey and façade work Common property access equipment gets chosen for the building, not defaulted to whatever's easiest to book. A three-storey walk-up with a narrow driveway rules out a lot of what would work on an open site with clear boom reach, and scaffolding that makes sense on a low-rise façade isn't practical — or affordable — run up a high-rise tower. Scaffolding, elevated work platforms and scissor lifts each suit different heights, façade shapes and site access, and the right one is worked out at the quote stage, not improvised on the day. That assessment happens before the price is finalised. Access equipment is one of the biggest cost variables in a multi-storey repaint. Get it wrong and you either blow the budget, or turn up on site to find the booked equipment cannot reach the work. We also account for whatever the owners corporation's bylaws say about common property access, so the equipment plan does not clash with the strata rules at the last minute. ## Body Corporate, Owners Corporation and Strata: What Is the Difference? In Victoria the legal name is owners corporation. One exists wherever a subdivision has common property, and every lot owner is a member. Body corporate and strata are the everyday terms for the same thing, and they are what most people type into Google, so you will see all three on this page. Strata is also the name of the title system itself, which is why the people who run these buildings are called strata managers. Whatever it is called, a painting job works the same way. The committee or its strata manager gets quotes, owners are told what is happening, and the contractor works around people who live and work in the building. Not every building has a manager, and some small schemes run everything through an owner on the committee, so we work with whoever is organising the job. ## Who Decides and Who Pays Generally, the owners corporation is responsible for the common property, such as the lobby, stairwells, car park, roof and external walls, and each owner is responsible for their own lot. Where the line sits for things like balconies, windows and doors depends on the plan of subdivision and the rules, so check those or ask the strata manager before assuming. Who can approve the spending depends on the size of the job, the owners corporation's rules and the Owners Corporations Act 2006. A small repair can often be approved by the committee or manager, while a large repaint may need a vote of the owners and a levy or funds already set aside. What applies to your building is for the strata manager or a lawyer to confirm. What we can do is give you a quote clear enough to put in front of owners. Many committees plan large jobs like repaints through the owners corporation's maintenance plan or capital works planning, so asking what yours says about external painting is a good first step. ## What We Need Before We Can Quote A site walk-through is the most accurate way to price a strata repaint, and it is how we quote. To scope the job properly the first time, it helps to have the address and the number of buildings and levels, the areas in the job (lobby, stairwells, façade, car park, balconies), any earlier painting specifications or plans, known problems such as leaks, render cracking or damp, access arrangements and a building contact, any insurance or compliance requirements in the owners corporation's rules, and the date of the meeting the quote is for. You do not need all of it to start. An address and photos are enough for a first conversation, and we reply to enquiries within 24 to 48 hours. Strata managers with several buildings can send them together and we will quote them as one program or building by building, whichever suits the budget approvals. Email jimmy@jetblackpainting.com or call 0432 077 782. ## Paint Warranty and Workmanship Guarantee Are Different Things A painting job usually carries two separate warranties. The paint manufacturer warrants the product, and the contractor warrants the workmanship. Most early paint failures come down to preparation and application rather than a faulty tin of paint, which makes the workmanship guarantee the one that matters when something goes wrong. Ours is a 5-year written workmanship guarantee on every job. Whichever contractor a committee chooses, ask to see the guarantee terms in writing before the vote: what is covered, what is excluded and who to call. A guarantee that is only mentioned verbally is hard to rely on in five years' time. ## Sort Colours and Approvals Early Colour is where strata repaints most often stall. Owners have views, and an owners corporation's rules or the building's original design can limit which external colours are allowed. Buildings under a Heritage Overlay can add a council step: depending on the overlay, a permit can be needed to paint a surface that has never been painted or, for some properties, to change external colours. We are painters, not planners, so confirm with the council before the scheme is locked in. A practical way to avoid arguments is to agree the scheme on the building itself, with sample patches viewed by the committee in the actual light before the quote is finalised. We are happy to work from a scheme chosen by the committee or a colour consultant. ## Comparing Strata Painting Quotes Quotes that look alike on price can be very different jobs. Before comparing totals, check that every quote covers the same areas, the same number of coats, the same preparation (washing, scraping, repairs and priming) and the same access method. A quote that quietly leaves out preparation, or assumes a ladder where the building needs scaffolding, is not cheaper, because the difference comes back later as variations. Also check what each contractor commits to in writing: insurance certificates, safe work documentation, the staging schedule, how residents will be told and the guarantee terms. A scope broken down by area makes it easy to see where one quote differs from another, and lets a committee defer or drop an area without re-quoting the whole building. ## Body Corporate Painting FAQs ### Do you work with owners corporations and strata managers? Yes. We work directly with owners corporations, body corporate committees and strata managers across Melbourne. You get a detailed quote, a written scope of work, insurance documentation and a clear schedule. That gives a committee what it needs to approve the job and plan around it. ### What areas of an apartment or unit complex do you paint? We paint all common property. That means entry lobbies, hallways and corridors, stairwells, car parks, external façades and rendered walls, balconies, eaves and shared amenities. We can quote it as one full repaint, or as a staged maintenance program across several buildings. ### How do you minimise disruption to residents? We plan the work around residents and tenants. Access ways stay safe and open. We stage the work so entries and stairwells remain usable. Low-odour products go on in occupied buildings. And the schedule goes out in advance, so nobody is caught out. ### Are you insured for body corporate and strata work? Yes. Jetblack Painting carries $10 million public liability insurance and follows proper site safety and access procedures. We provide insurance certificates, safe work documentation and detailed scopes before work begins. Committees and building managers only have to ask. ### What does a committee actually need to approve the work? A committee needs three things: a written scope broken down by area, a clear price, and our insurance documentation. With those, it can move from discussion to decision without a second round of questions. We write the quote so it goes straight onto an AGM or committee agenda. It is itemised enough that owners can see what is included before they vote. ### Can the work be staged across a large building or multiple buildings? Yes. On occupied strata property, staging is standard rather than an exception. We usually work wing by wing or level by level, so entries, stairwells and car park access stay usable throughout. Nothing shuts the whole building down for the length of the job. For multi-building complexes we can quote one staged program, or building by building — whichever suits the committee's budget and timing. ### What access equipment do you use for multi-storey buildings? It depends on the building's height and the site. Scaffolding, elevated work platforms or scissor lifts — chosen for what that façade and those access conditions actually need, not a default. Site access, boom reach and any strata bylaws about common property all go into the quote up front. There is no surprise equipment cost once work starts. ### How do you communicate with residents during the project? Through the committee or strata manager. We give them a schedule to circulate to owners and tenants ahead of time: which areas are affected, and when. Nobody gets caught out by scaffolding or a closed stairwell. Low-odour products are standard in occupied common areas, and access ways stay safe and usable rather than closed off. ### What is the difference between a body corporate and an owners corporation? In Victoria they are the same thing. Owners corporation is the legal name, and body corporate and strata are the everyday terms. One exists wherever a subdivision has common property, and every lot owner is a member. We work with owners corporations, committees and strata managers under whichever name you use. ### Who pays for painting the common property of an apartment building? Generally the owners corporation pays for common property, funded from owners' fees or a special levy, and each owner pays for their own lot. Where the line sits for balconies, windows and doors depends on the plan of subdivision and the rules, so check those or ask your strata manager. We quote common property by area so the committee can see where the cost sits. ### What do you need from us before you can quote a strata repaint? An address and photos are enough to start, but a site walk-through gives the most accurate price. It helps to have the number of buildings and levels, the areas in the job, any known leaks or cracking, access arrangements and the date of the meeting the quote is for. We reply to enquiries within 24 to 48 hours. ### Does the paint maker or the painter give the warranty? Both, and they cover different things. The manufacturer warrants the product and the contractor warrants the workmanship. Most early failures come from preparation or application, so the workmanship guarantee is the one that matters. Ours is a 5-year written workmanship guarantee on every job. ### How should a committee compare strata painting quotes? Compare scope before price: the same areas, preparation, number of coats and access method, with the same documents committed in writing. A quote that leaves out preparation or assumes cheaper access usually returns as variations later. Ask each contractor for a scope broken down by area so the quotes can be compared line by line. ### Do we need council approval to repaint the building a new colour? It depends. Buildings under a Heritage Overlay can need a permit to paint a surface that has never been painted or, in some cases, to change external colours, and an owners corporation's own rules can limit colour choices too. Check with the council and your rules before settling the scheme. We are painters, not planners, so we work from the scheme the committee approves. ## Suburbs we service We provide this service across Melbourne, including these areas. - [Painters Mentone](/painter-mentone/) - [Painters Mordialloc](/painter-mordialloc/) - [Painters South Yarra](/painter-south-yarra/) - [Painters Beaumaris](/painter-beaumaris/) - [Painters Elwood](/painter-elwood/) - [Painters St Kilda](/painter-st-kilda/) - [Painters Prahran](/painter-prahran/) - [Painters Windsor](/painter-windsor/) - [Painters Caulfield](/painter-caulfield/) - [Painters Bentleigh](/painter-bentleigh/) - [Painters Highett](/painter-highett/) - [Painters Brighton](/painter-brighton/) - [Painters Glen Iris](/painter-glen-iris/) - [Painters Box Hill](/painter-box-hill/) - [Painters Collingwood](/painter-collingwood/) - [Painters Clyde North](/painter-clyde-north/) - [Bayside area](/painter-bayside/) - [Kingston area](/painter-kingston/) - [Glen Eira area](/painter-glen-eira/) - [Stonnington area](/painter-stonnington/) - [Port Phillip area](/painter-port-phillip/) - [Boroondara area](/painter-boroondara/) - [Monash area](/painter-monash/) - [Greater Dandenong area](/painter-greater-dandenong/) - [Casey area](/painter-casey/) - [Mornington Peninsula area](/painter-mornington-peninsula/) ## Related painting services Explore our other painting services across Melbourne. - [Interior Painting](/services/interior-painting/) - [Exterior Painting](/services/exterior-painting/) - [Roof Painting](/services/roof-painting/) - [Commercial Painting](/services/commercial-painting/) - [Line Marking](/services/line-marking/) - [Pressure Washing](/services/pressure-washing/) - [Concrete Sealing](/services/concrete-sealing/) - [Epoxy Flooring](/services/epoxy-flooring/) - [Render Repair & Texture Coating](/services/render-repair/) - [Property Maintenance](/services/property-maintenance/) ## Body Corporate Painting work Heritage multi-storey building repainted white by Jetblack Painting for a Melbourne owners corporation Before and after of a strata building façade repaint by Jetblack Painting Commercial and strata building exterior painted by Jetblack Painting Multi-tenancy building frontage painted by Jetblack Painting Fire stair in a South Yarra apartment building after repainting, with white walls and ceiling above black tiled treads and a stainless steel handrail Lift lobby and corridor in a South Yarra apartment building after repainting, with white walls and ceiling, dark polished floor tiles and recessed downlighting Fire stair in a Mentone apartment building after repainting, charcoal treads and black steel balustrade against a white brick wall Upper landing and walkway of a Mentone apartment building after repainting, with a charcoal steel balustrade and painted concrete walkway Upper landing and walkway of a Mentone apartment building before repainting, with pale, scuffed stair treads and rust showing through the coating on the black steel handrail Ground-floor lift lobby in a Beaumaris apartment block after repainting, with white walls above a tiled floor **Jetblack Painting** — Body Corporate Painting Melbourne: Strata & Owners Corporation Painters | Phone: [0432 077 782](tel:0432077782) | Email: [jimmy@jetblackpainting.com](mailto:jimmy@jetblackpainting.com) [Home](/) | [FAQ](/faq/) | [Blog](/blog/) ## Suburbs we service - [Painters Albert Park](/painter-albert-park/) - [Painters Armadale](/painter-armadale/) - [Painters Aspendale](/painter-aspendale/) - [Painters Aspendale Gardens](/painter-aspendale-gardens/) - [Painters Balwyn](/painter-balwyn/) - [Painters Balwyn North](/painter-balwyn-north/) - [Painters Bayside](/painter-bayside/) - [Painters Beaumaris](/painter-beaumaris/) - [Painters Bentleigh](/painter-bentleigh/) - [Painters Bentleigh East](/painter-bentleigh-east/) - [Painters Berwick](/painter-berwick/) - [Painters Black Rock](/painter-black-rock/) - [Painters Bonbeach](/painter-bonbeach/) - [Painters Boroondara](/painter-boroondara/) - [Painters Box Hill](/painter-box-hill/) - [Painters Braeside](/painter-braeside/) - [Painters Brighton](/painter-brighton/) - [Painters Brighton East](/painter-brighton-east/) - [Painters Brunswick](/painter-brunswick/) - [Painters Camberwell](/painter-camberwell/) - [Painters Canterbury](/painter-canterbury/) - [Painters Carlton](/painter-carlton/) - [Painters Carnegie](/painter-carnegie/) - [Painters Carrum](/painter-carrum/) - [Painters Casey](/painter-casey/) - [Painters Caulfield](/painter-caulfield/) - [Painters Chadstone](/painter-chadstone/) - [Painters Chelsea](/painter-chelsea/) - [Painters Chelsea Heights](/painter-chelsea-heights/) - [Painters Cheltenham](/painter-cheltenham/) - [Painters Clarinda](/painter-clarinda/) - [Painters Clyde](/painter-clyde/) - [Painters Clyde North](/painter-clyde-north/) - [Painters Collingwood](/painter-collingwood/) - [Painters Cranbourne](/painter-cranbourne/) - [Painters Croydon](/painter-croydon/) - [Painters Dandenong](/painter-dandenong/) - [Painters Dingley Village](/painter-dingley-village/) - [Painters Doncaster](/painter-doncaster/) - [Painters Donvale](/painter-donvale/) - [Painters Dromana](/painter-dromana/) - [Painters Edithvale](/painter-edithvale/) - [Painters Elsternwick](/painter-elsternwick/) - [Painters Elwood](/painter-elwood/) - [Painters Endeavour Hills](/painter-endeavour-hills/) - [Painters Fitzroy](/painter-fitzroy/) - 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