Short answer: in NSW, painting the inside of your own apartment is generally cosmetic work that does not need owners corporation approval, according to the NSW Government strata renovation rules. Repainting the building’s exterior, foyers, stairwells and other common property is the owners corporation’s responsibility and is normally approved by a vote and planned through the capital works fund. Always check your scheme’s by-laws, because they can add conditions.
Do you need strata approval to paint in NSW?
| Work | Category | Approval |
|---|---|---|
| Painting the interior of your lot | Cosmetic | No approval needed (check by-laws) |
| Filling minor holes and cracks in internal walls | Cosmetic | No approval needed |
| Changes to internal walls | Minor renovation | Owners corporation approval (ordinary resolution) |
| Changes to ceilings, bathroom renovations | Major renovation | Special resolution at a general meeting |
| Repainting exterior or common property | Owners corporation work | Decided and funded by the owners corporation |
How does a strata repaint project work?
- Condition inspection. The strata manager or committee arranges an inspection of facades, balconies, railings, stairwells and corridors.
- Scope of works. A clear scope lists surfaces, repairs, paint system, colours and access method (scaffold, swing stage or elevated work platform).
- Compare quotes. Ask each painter for a fixed, itemised quote against the same scope, plus their licence, insurance and safety documentation.
- Owners corporation decision. Owners vote on the quote and colour scheme and confirm funding from the capital works fund or a special levy.
- Notify residents. Give residents a schedule covering balcony access, car park areas and drying times.
- Staged works and sign-off. Work is completed in stages, inspected, and handed over with paint details recorded for future maintenance.
What should a strata painting quote include?
- Contractor licence number and public liability insurance certificate.
- Safe work method statements for working at heights and access equipment.
- Surface preparation: pressure cleaning, crack repair, rust treatment and sealing.
- Paint brand, product and number of coats for each surface.
- Programme, working hours and how residents and common areas are protected.
- Warranty terms and a final handover inspection.
Tips for owners corporations and strata committees
- Plan repaints in the 10-year capital works fund plan so levies are not a surprise.
- Choose durable exterior coatings suited to Sydney’s sun, humidity and coastal salt air.
- Keep a register of colours and products so future touch-ups match.
- Fix leaks and concrete cancer before painting; paint will not hold over active water damage.
Strata painting with Affordable Painters Sydney
We repaint apartment buildings, townhouse complexes and common areas across Sydney, working with strata managers and committees to schedule works around residents. Read more about our strata painting service and commercial painting.
Frequently asked questions
Do I need strata approval to paint my apartment in NSW?
Painting the interior of your lot is listed as cosmetic work that does not need approval under NSW strata rules, but your scheme’s by-laws can add conditions. Tenants must ask the landlord first.
Who pays for painting common property in a strata building?
The owners corporation is responsible for common property, so exterior and common-area repainting is usually funded from the capital works fund or a special levy.
How often should a strata building be repainted?
It depends on the coating, exposure and maintenance, but exterior repaints are commonly planned in the capital works fund plan. Regular inspections show when coatings start to fail.
Can I change the colour of my front door or balcony?
Usually not without approval, because external surfaces affect the building’s appearance and are often common property. Check your by-laws and ask the owners corporation.
Do you work with strata managers?
Yes. We provide fixed, itemised quotes against your scope of works and schedule painting around residents.
Get a free, fixed and itemised quote: call 0432 169 277 or request a quote online. Affordable Painters Sydney is NSW licensed (Licence 497962C), carries $20 million public liability insurance and has completed 1,200+ jobs across Sydney over 15+ years.