Strata managers
One point of contact, quotes in a format you can forward straight to the committee, and paperwork that arrives before you have to chase it. You hear from us when a stage starts and when it finishes.
Strata Painting
Strata painters who keep the building running
Lobbies, stairwells, corridors and building exteriors across Sydney. Quoted by area for your committee, painted in stages, with residents coming and going the whole time.
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Fully Licensed and Insured Quality Paints Only Fixed Price Quotes Workmanship Guaranteed Fully Licensed and Insured Quality Paints Only Fixed Price Quotes Workmanship Guaranteed Fully Licensed and Insured Quality Paints Only Fixed Price Quotes Workmanship Guaranteed
Why BrushUp Painting
What you get on every strata job
Five things that do not change, whether it is one stairwell or a full building exterior.
Quotes a Committee Can Vote On
Itemised by area, with the scope beside the price. Easy to table at a meeting.
Residents Told Before We Start
Notices up ahead of each stage, so nobody finds wet paint on their front door.
Insured with Paperwork Ready
Certificate of currency, licence and SWMS sent to the strata manager with the quote.
Staged Around the Building
One stairwell, level or elevation at a time. Lifts, entries and fire exits stay open.
Coatings Built for Salt Air
Weather-rated exterior systems for blocks between the harbour and the beaches.
The hard part
Most strata repaints stall at the meeting, not on the wall.
By the time a strata building gets painted, the job has usually been talked about for two or three years. The committee asked for quotes, the quotes came back in three different formats, nobody could tell which one included the scaffold, and the decision rolled over to the next meeting. Meanwhile the render kept cracking.
So we write strata quotes to be compared. The building is broken into areas, each with its own price, surfaces and coating system. Access equipment is its own line. Anything we are excluding is written down as an exclusion. A committee can put our quote next to anyone else's and see exactly where the numbers differ.
Then once the work is approved, it runs to a written program. The strata manager knows which areas are being painted in which week, residents get notice before their part of the building is touched, and if anything changes you hear about it that day.
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Who we work with
Built around how strata actually runs
A strata job has more people involved than a house. We work with whoever the owners corporation puts in charge.
Strata committees
A clear scope you can compare line by line against other quotes, and a site walk with whoever on the committee wants to attend. We can come back and answer questions before the meeting votes.
Building and facilities managers
Work programmed around cleaners, deliveries, lift bookings and other trades. Keys, swipes and access arranged through you, and the site left clean at the end of every shift.
Small and self-managed blocks
Two-to-six unit walk-ups and duplexes where the owners run the building themselves. Same written scope and fixed price, without needing a managing agent in the middle.
Running an office rather than a residential block? That is office painting, and shops and warehouses are commercial painting. Painting inside your own apartment is apartment painting, and usually only needs the building's permission for access and lift bookings.
Scope
What we paint on a strata building
Common property, inside and out. If the owners corporation maintains it and it takes paint, it is probably on this list.
Common areas
- Lobbies and entries
- Corridors and landings
- Stairwells and fire stairs
- Ceilings and bulkheads
- Unit entry doors and frames
- Handrails and balustrades
- Lift lobbies
- Garbage and bin rooms
- Car parks and line marking
- Letterbox and meter areas
Building exterior
- Render and concrete
- Brick and blockwork
- Facades and parapets
- Balcony edges and soffits
- Eaves and fascias
- Metal balustrades
- Cladding and panels
- Fences and boundary walls
- Gates and garage doors
- Downpipes and gutters
The job itself
How a strata job runs, from inspection to handover
Six stages, in order. Ask any contractor to walk your committee through theirs before you vote.
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Site inspection with the strata manager
We walk the building with the strata manager, building manager or a committee member and look at every area in the scope. Render cracks, failing balcony edges, rust on balustrades, water staining in stairwells. If something needs a builder or a waterproofer before it needs a painter, we say so now rather than painting over it.
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Itemised quote for the committee
The quote breaks the building into areas, so the committee can see what the lobby costs, what the stairwells cost and what each elevation costs. Surfaces, coats, coating system and access equipment are all named. If the budget only covers part of the building this year, the committee can approve it in stages without asking for a new quote.
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Colours, approval and program
Once the works are approved we confirm colours with the committee, including sample patches on the building if a colour is changing. Then you get a program: start date, finish date, and which areas are being done in which week. That program goes to the strata manager to circulate to owners and residents.
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Notices and paperwork
Certificate of currency, licence details and a SWMS written for the building go to the strata manager before we arrive. Resident notices go up in lifts and entries ahead of each stage, with dates, the areas affected, and a phone number that is answered.
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Protection, prep and coat
Floors, lifts, letterboxes, intercoms and gardens protected. Walls washed, cracks raked out and filled, rust treated, loose material sanded back and bare surfaces primed. Two topcoats as standard. Each area is signed and barriered while it is wet and handed back as soon as it is dry.
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Walkthrough and defects
We walk the finished job with the strata manager or committee representative and work through any defects before we close out. The final invoice comes after that walkthrough. Leftover paint is labelled with the colour and location and left with the building for future touch-ups.
Before we get on site
Paperwork your strata manager can file
Owners corporations have duties to the people living in and visiting the building. Our compliance pack is there to help them meet those duties.
Every strata quote we send comes with the documents attached rather than promised. Certificate of currency for public liability, our NSW painting licence, and a SWMS written for your building instead of a template with someone else's address on it.
Strata buildings are occupied the whole time we are there, which changes how the job runs. Fire exits stay clear. Wet areas are barriered and signed. Ladders and equipment are never left unattended in a common area, and nothing is stored in a stairwell overnight.
Older blocks bring their own checks. Buildings painted before the 1970s can have lead in the original coatings, so we test before sanding back and change the prep method if it comes up positive. Height work uses the access equipment named in the quote, not an extension ladder because the right lift was never priced in.
For your records: NSW painting licence 454091C, $10 million in public liability cover, ABN 40 666 777 420, and Dulux accreditation. Certificates go out with the quote.
- Public liability insurance $10 million cover. Certificate of currency sent with the quote.
- NSW painting licence 454091C Verifiable with NSW Fair Trading.
- Dulux accredited Product warranties on specified systems actually apply.
- Site-specific SWMS Written for your building, not copied from the last one.
- Height access Scaffold, boom or scissor lift, named and priced in the scope.
- Lead paint checks Tested on older buildings before anything is sanded.
- Resident safety Barriers, signage and clear fire egress at all times.
Planning ahead
Paint on a schedule, not after it fails
A repaint is cheaper when it is planned. The longer a failing coating is left, the more of the job becomes repair.
Every NSW strata scheme has a capital works fund and a 10-year plan for what it will spend that fund on, and repainting is usually one of the biggest items in it. The plan is only as good as the prices in it. A figure someone guessed six years ago will not cover scaffold on a four-storey block today.
If your plan is due for review, we will inspect the building and give the strata manager a current, itemised price for the repaint. That gives the committee a real number for the fund forecast, and a clear idea of which areas need doing first.
Paint is also the building's first line of defence. Cracked render and a worn coating let water into the concrete behind it, and on blocks near the coast that is how spalling and concrete cancer start. Repainting before the coating fails costs a fraction of the remediation work that comes after.
Signs the building is due
- Chalking Rub the wall and your hand comes away white. The coating is breaking down.
- Hairline cracks in render Small now, and an easy way for water to get in.
- Peeling on balcony edges Usually water getting behind the coating from above.
- Rust stains On balustrades, or running down the render below them.
- Scuffed common areas Corridors and stairwells marked faster than they can be cleaned.
- Faded or patchy colour Especially on north and west facing elevations.
Materials
Coatings for buildings people live in
As a Dulux Accredited Painter we use Dulux systems on most strata jobs, and we recommend another trusted system where it suits the surface better. The product is named in the quote, agreed with the committee, and does not change once the job is underway.
Common areas take more wear than any room in a house. Removalists, bikes, prams and shopping trolleys all go through the same corridor, so walls get a washable, scuff-resistant finish that the cleaners can wipe down rather than one that needs touching up every few months.
Exteriors near the water need more than a fresh coat. Between Bondi, Coogee and Rose Bay, salt gets into render and breaks the coating down from underneath. Exteriors are washed, cracks are repaired, steel is treated and primed, and then the walls are coated in a weather-rated system built for it.
- Corridors and stairwells Washable, scuff-resistant low sheen.
- Ceilings Matt, so lighting does not show every join.
- Unit doors and frames Semi gloss or gloss. Holds up to keys and knocks.
- Render and masonry Weather-rated exterior system, flexible over fine cracks.
- Balustrades and steel Rust treated, primed to the metal, then top coated.
- Ground-floor walls Anti-graffiti coatings available where tagging is a problem.
- Occupied buildings Low-VOC, low-odour paints so residents can stay home.
Timing
How long it takes
- Single stairwell or entry
- 2 to 4 days
- Lobby and corridors
- 1 to 2 weeks
- Walk-up block exterior
- 2 to 4 weeks
- Full building exterior
- 3 to 6 weeks
- Car park walls and line marking
- 2 to 5 days
These are working durations for the job itself. The bigger time cost on a strata job is usually before we start: inspection, quote, the meeting, then colour selection. Exteriors also depend on the weather, and wet weeks push the finish date. The fixed price does not move because it rained.
Cost
What strata painting costs
The honest answer is that nobody can price a strata building properly without walking it. Here is what moves the number.
Two blocks with the same number of units can be very different jobs. A three-storey walk-up with sound render and easy street access is one price. A six-storey building on a slope with balconies to every unit, cracked render and a boom lift that has to work around trees is another.
As a rough guide, a lobby and corridor package starts from $2,400 and a full building exterior from $4,200. On most blocks the real number is well above those starting points. Treat them as a floor, not a quote.
The on-site inspection is free and the quote comes back as one fixed number, itemised by area, with the scope written beside it. If something turns up mid-job that nobody could have seen, we stop and talk to the strata manager before we spend the owners corporation's money.
What moves the price
- Height and access Scaffold, boom lifts and traffic control are often the biggest line.
- Surface area Wall area, not floor area. Stairwells and voids add up fast.
- Condition of the building Cracked render, rust and failed coatings mean more prep.
- Balconies Edges, soffits and balustrades on every level take time.
- Colour change Going light to dark, or dark to light, can need an extra coat.
- Staging More, smaller stages keep the building usable but take longer.
- Specialist coatings Anti-graffiti, anti-carbonation and elastomeric systems cost more.
Reviews
Rated 5.0 from 50+ Google reviews
Very happy with Mosi and his team. We were on a tight schedule and needed the painting completed before moving in, and Mosi was always very responsive and kept things moving without any fuss.
The quality of the work was excellent, and the apartment looks fantastic. What also stood out was how trustworthy and reliable he was. We gave him the keys to our apartment and felt completely comfortable doing so.
I’d happily recommend Mosi and his team to anyone looking for a professional and reliable painter.
Mosi and the team did a fantastic job on my interior paint job. Mosi advised on paints and finishes, and was extremely flexible in timing around other trades. I will absolutely be using BrushUp Painting again!
I highly recommend BrushUp Painting. Mosi and the team painted the exterior of my house which has an awkward shape and was extremely difficult to access the upper level. They also repaired some rotten timberwork so saved me having to get a carpenter in beforehand. Very happy with the end result and the price.
Mosi and the team did an outstanding job painting our house after full renovation, and we couldn’t be happier with the result. The team handled a range of challenging surfaces with real skill and attention to detail, and the finish looks clean, sharp, and high-quality throughout. It’s clear they take pride in their work and know exactly what they’re doing.
What really stood out was their professionalism from start to finish. They were reliable, easy to deal with, and left the place spotless once the job was done—no mess, no stress. If you’re looking for painters who deliver excellent workmanship and actually care about the final outcome, I’d highly recommend BrushUp Painting.
Mosi and his team recently painted the complete interior of my house. I found him as I had asked my friend who painted her house as it looked great and she put me in touch. They are quick and clean. The whole thing was done in under a week and it looks very fresh and clean. Could not be happier and would use them again!
Mosi and his team did a fantastic job repainting our unit. They were totally professional, courteous and very well priced.
These guys are total professionals and could not recommend them more highly.
Mo and his team were great at painting our house. His pricing was competitive and he started/finished as programmed.
He was able to start with reasonably short notice and willing to do extras that he saw necessary to do a quality job.
He left the site clean and tidy and has made a real difference to the overall appeal of the house.
Will look to Mo again when we need a painter.
I had an amazing experience with Mosi. Their team was professional, punctual, and did a fantastic job. The attention to detail and quality of work exceeded my expectations. My home looks brand new! I highly recommend them for anyone looking for top-quality painting services.
Thank you Mosi for the amazing job you did with our old cottage. You took such great care to provide a beautiful end result. I highly recommend this business.
Service area
Where we work
Most of our strata work is in the Eastern Suburbs, from walk-ups in Bondi and Randwick to harbourside blocks in Rose Bay and Elizabeth Bay. If your building is on this list we can inspect it this week.
Harbour and Bays
Paddington and the Parks
Randwick and the South
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Or call 0413 655 514
FAQ
Questions strata managers and committees ask us
Yes. Tell us the meeting date when you book the inspection and we will have the written quote back with enough time for the strata manager to circulate it with the agenda. The quote is itemised by area, so the committee can approve the whole building or only part of it.
Whoever the owners corporation nominates, which is usually the strata manager. One person instructs us and receives the updates, so twelve owners are not each giving the crew different directions. For small self-managed blocks we deal directly with whichever owner the others have nominated.
We stage the job so only one stairwell, level or elevation is out of action at a time, and we use low-odour, low-VOC paints inside. Notices go up before each stage. Lifts, entries and fire exits stay clear the whole way through, and anything wet is signed and barriered. Residents can still come and go every day.
Yes. We hold NSW painting licence 454091C and carry $10 million in public liability cover. The certificate of currency, licence details and a site-specific SWMS go to the strata manager with the quote, so they are on file before anyone signs anything.
With the access equipment the building actually needs, whether that is scaffold, a boom lift or a scissor lift. It appears in the quote as its own line. Access is often the biggest difference between two strata quotes, and a quote that leaves it out is not cheaper, it is incomplete.
Yes, and we can help the committee choose one. A colour change on the outside of a building generally needs to go to a general meeting, and in heritage conservation areas like Paddington and Woollahra council may need to sign off as well. We can paint sample patches on the building so owners vote on the real thing rather than a paint chip.
That is a decision for the owners corporation and its strata manager, but most building repaints are capital works and are planned for in the fund. If your 10-year capital works fund plan is coming up for review, we are happy to inspect the building and give the strata manager a current price to plan against.
We stop and tell the strata manager before we spend money on it. Concrete cancer, failed balcony membranes and rotten timber are common in older blocks, and some of it needs a builder or waterproofer rather than a painter. You get photos, a description and a price for anything we can fix, and nothing outside the quoted scope goes ahead without written approval.
Smaller jobs are invoiced on completion, after the walkthrough. Larger programs are invoiced in progress claims at stages agreed in the quote, usually by area or elevation, so the owners corporation is never paying ahead of the work. Invoices are addressed to the owners corporation and sent to the strata manager.
Want the longer version for your committee? Read our guide to strata painting in Sydney.
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Leave your details and we will call you within one business day to arrange an inspection and an itemised quote for your committee.
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Or call 0413 655 514