Exterior Facade & Common Property Repaints in Melbourne
The external repaint is the single largest line item most owners corporations will approve in a decade. It is also the one most likely to be quoted three different ways by three different painters. We scope facades to a written specification so your committee is comparing the same job each time.
What a facade repaint covers
On most Melbourne blocks the external scope runs to rendered or masonry walls, eaves and soffits, shared entry doors and door frames, window surrounds, downpipes and any exposed steelwork. Balconies and balustrades are usually priced separately because access and preparation differ — we set those out as their own line rather than folding them into a single lump sum.
Surface preparation is where the cost sits and where quotes diverge most. A block that needs nothing more than a wash, spot-prime and two coats is a very different job from one carrying render cracking, previous coating failure or efflorescence. We record the condition of each elevation before pricing so the committee can see why a number is what it is.
Access and staging
Access is the second cost driver. Depending on the building we will price scaffold, a swing stage, an elevated work platform or rope access, and we say which we have assumed. A quote that is silent on access is a quote that can move later.
Staging matters just as much on an occupied building. We work elevation by elevation so residents lose access to one side at a time rather than the whole building at once, and we set out the sequence in writing before work starts.
Coating systems and warranty
We specify the coating system by product and film build rather than by brand alone, because the manufacturer warranty depends on the system being applied as specified. On rendered facades this usually means a sealer or stabilising primer followed by two coats of a 100% acrylic membrane; on previously painted masonry it depends entirely on what is already there and how well it is adhered.
What you get with the quote
Every facade quote comes with an elevation-by-elevation scope, the assumed access method, the coating system and film build, the staging sequence, an inclusions and exclusions list, and the provisional sums for any remedial work that cannot be confirmed until access is up. That is the document set a committee needs to make a decision and a strata manager needs to file.
Why choose us for exterior facade & common property repaints
- Elevation-by-elevation scope so three quotes can actually be compared
- Access method stated up front — scaffold, swing stage, EWP or rope access
- Coating system specified by product and film build, not just brand
- Staged so residents lose one elevation at a time, not the whole building
- Provisional sums flagged separately from fixed price
- Documentation formatted for committee circulation and AGM minutes
Exterior Facade & Common Property Repaints — common questions
How often does an apartment block need an external repaint?
Most Melbourne strata buildings repaint external surfaces every seven to ten years. Coastal and highly exposed buildings sit at the shorter end of that range, and south-facing elevations that hold moisture often need attention before the rest of the building does.
Why do quotes for the same building vary so much?
Almost always because of preparation and access. One painter has priced a wash and two coats, another has priced crack repair and a stabilising primer, and a third has assumed rope access where the others assumed scaffold. Comparing them is only possible when each quote states its assumptions, which is why we write ours down.
Can the building stay occupied during the works?
Yes. Occupied buildings are the normal case. We stage the work so one elevation is active at a time, give residents written notice before their side starts, and agree access windows for balconies in advance.
Ready to book exterior facade & common property repaints?
Contact us today for your free, no-obligation quote.