Common Area & Corridor Painting in Melbourne
Interior common property is the part of a building every owner sees every day, which is why it tends to drive the complaints that reach a committee. It is also the easiest part of a repaint program to stage sensibly, because corridors can be done a level at a time.
Where the work usually is
The standard interior common property scope is entry lobbies, corridors, stairwells and fire stairs, lift lobbies and lift door surrounds, and basement or podium car park walls and line marking. Apartment entry doors are a grey area worth settling early — in many schemes the door face is common property and the internal face is not.
Working around residents
Corridors are the only route in and out of people's homes, so the constraint is access rather than square metres. We work level by level, keep one path clear at all times, and use low-odour, low-VOC waterborne systems so residents are not driven out of their apartments by the smell.
Where a building has a single lift lobby or a narrow entry, after-hours and weekend shifts are usually the least disruptive option. It costs more per hour and we price it as an option so the committee can weigh the trade-off rather than have it decided for them.
Finishes that survive a corridor
Corridor walls take trolley knocks, furniture moves and constant hand contact. A flat ceiling paint on a corridor wall will look tired within a year. We specify a washable low-sheen or satin acrylic on walls, an enamel or waterborne enamel on doors and frames, and we flag where a higher-durability system is worth the extra cost — typically ground floor entries and the levels nearest the loading dock.
Car parks and service areas
Basement car parks are usually the cheapest square metres in the building and the most neglected. A wash, spot repair and a light-reflective wall coating measurably improves lighting levels and security perception, and it is often worth bundling into the same program to share the mobilisation cost.
Why choose us for common area & corridor painting
- Level-by-level staging so access is never fully lost
- Low-odour, low-VOC waterborne systems for occupied buildings
- After-hours and weekend shifts priced as a visible option
- Durable washable finishes specified for high-contact corridor walls
- Car park and service area work bundled to share mobilisation cost
- Written resident notices issued before each level starts
Common Area & Corridor Painting — common questions
Will the smell of paint affect residents?
We use low-odour, low-VOC waterborne products on all occupied interior common property. There is still a mild smell during application, which is why we work level by level and ventilate as we go rather than doing the whole building at once.
Are apartment entry doors common property?
It depends on the scheme, and it is worth confirming with your strata manager before the scope is finalised. In many Melbourne buildings the corridor-facing door face is common property and the internal face is the owner's. We price the two separately so the boundary is explicit.
How long does a corridor repaint take?
As a rough guide, a single residential level of corridor, including doors and frames, is two to four days depending on the amount of preparation and whether we are working after hours. A ten-level building is usually a four to eight week program.
Ready to book common area & corridor painting?
Contact us today for your free, no-obligation quote.