Strata Painting Rules in Victoria BC.
Painting a strata building can seem straightforward until you’re the council responsible for approving the budget, choosing a contractor, coordinating residents, and making sure the work is done properly.
For strata councils in British Columbia, painting is also part of a much bigger picture: maintaining the common property and planning for major repairs and maintenance over time.
Here’s what strata councils should know before starting their next painting project.
Who Is Responsible for Painting the Common Property?
Under the BC Strata Property Act, a strata corporation has responsibility for repairing and maintaining common property. This can include areas such as building exteriors, common hallways, stairs, amenity areas, parking facilities, and other property the strata corporation is responsible for maintaining.
The exact responsibility can depend on the strata plan, bylaws, and whether an area is common property or limited common property.
For exterior building components, the Act specifically places maintenance responsibilities on the strata corporation in several circumstances, including the exterior of a building and certain attached structures.
That means exterior painting isn't simply a cosmetic decision. In many cases, it forms part of the broader maintenance program for the building.
Painting Should Be Part of the Long-Term Plan
One of the biggest mistakes a strata can make is treating painting as something that only needs attention once the building looks worn out.
By the time paint is heavily faded, peeling, chalking, or failing, the project may involve considerably more preparation than a simple repaint.
A better approach is to think about painting as part of the building's long-term maintenance plan.
BC's depreciation-report requirements are designed to help strata corporations plan for the repair and replacement of major components over time. The regulations require depreciation reports to include information about common-property components, their expected service lives, and anticipated maintenance, repair, and replacement costs.
The regulations specifically identify interior and exterior painting among the types of components that may be considered in depreciation planning.
Your Painting Quote Is Only as Good as Your Scope
When a strata receives three painting quotes, it can be tempting to simply compare the bottom-line numbers.
But are all three contractors pricing the same work?
A proper strata painting scope should consider more than the number of coats. It may need to address:
Surface preparation
Existing coating condition
Stucco or concrete repairs
Caulking and sealants
Primers
Specialty coating systems
Access requirements
Protection of landscaping and common areas
Resident access and scheduling
Daily cleanup
Final inspection and deficiencies
At Beacon Painting Limited, we believe a good project starts with a clear understanding of the building. Our approach includes scope preparation, paint specification development, coating-system recommendations, project scheduling, quality assurance, and project closeout.
That gives the council a clearer picture of what is being proposed before work begins.
Don't Let the Lowest Quote Make the Decision for You
A lower price isn't necessarily a better value if important preparation or repairs have been left out.
For example, two contractors might both quote an exterior repaint, but one may include extensive preparation, repairs, and a specific coating system while the other assumes a much simpler surface condition.
Those aren't necessarily equivalent quotes.
For a strata council, apples-to-apples pricing starts with an apples-to-apples scope.
Ask each contractor:
What exactly is included?
What preparation is required?
What coating system are you recommending?
What repairs are included — and what isn't?
How will residents and common areas be affected?
The answers can be just as important as the final price.
Managing Residents Is Part of Managing the Project
A large strata repaint doesn't happen in an empty building.
Residents still need to get to their homes. Parkades and walkways may need to remain accessible. Doors may need to be scheduled individually. Common areas need to be protected. And residents need to know when work is happening around them.
For a property manager or strata council, communication can become one of the biggest parts of the project.
That's why Beacon approaches larger repaint projects with project scheduling, coordination, progress reporting, notices posted onsite, quality assurance, and final closeout as part of the overall project-management process.
Our experience includes complex commercial, hospitality, and multi-family projects throughout British Columbia, including projects where minimizing disruption to occupants was a key consideration.
Planning a Strata Repaint in Victoria?
For strata councils and property managers, the goal shouldn't simply be to find someone who can paint the building.
The goal is to find a contractor who can understand the scope, explain the options, manage the work, communicate with the people affected, and deliver the project properly.
Beacon Painting Limited works with property managers, building owners, and strata councils on commercial and multi-family repainting and restoration projects throughout Greater Victoria and British Columbia.
If your building is approaching its next repaint, we'd be happy to take a look and provide a straightforward assessment of what the project may involve.
Start with a clear scope. Build a practical plan. Then paint.
This article is intended as general information and is not legal advice. Strata corporations should review their specific bylaws, strata plan, depreciation report, and current requirements with their property manager or qualified professional.
