If you’re a strata council member in British Columbia, maintaining common area paint is one of your key responsibilities. But navigating the rules — from budgeting and approvals to contractor requirements — can be confusing. This guide breaks down everything you need to know.
Strata Maintenance Obligations Under BC Law
Under the BC Strata Property Act (SPA), the strata corporation is responsible for maintaining and repairing common property. This includes hallways, lobbies, stairwells, parkades, amenity rooms, and building exteriors. Paint deterioration — peeling, fading, scuffs — falls under this obligation.
Ignoring maintenance can lead to depreciation reports flagging deferred maintenance, which can affect property values and the strata’s ability to obtain insurance at reasonable rates.
Who Approves the Painting Project?
It depends on the scope and cost:
- Routine maintenance (touch-ups, single hallway) — council can typically approve from the operating budget without owner vote
- Major projects (full building repaint, exterior overhaul) — usually requires a ¾ vote at a general meeting if funded by special levy, or council approval if within the approved contingency reserve fund expenditure
- Colour changes to exteriors — may require owner approval depending on your bylaws, as it alters the building’s appearance
Budgeting for Strata Painting
Most depreciation reports recommend repainting common area interiors every 7-10 years and building exteriors every 8-12 years. Your contingency reserve fund should account for this. Key budgeting tips:
- Get 2-3 detailed quotes from professional painting contractors
- Ensure quotes include surface preparation, not just paint application
- Budget for phased work if cost is a concern — do floors in stages over 2-3 years
- Factor in after-hours or weekend premiums if work cannot disrupt residents
Choosing a Contractor for Strata Work
Strata painting requires more than just a good painter. Your contractor should have:
- WorkSafeBC registration — mandatory in BC. Request their clearance letter
- Comprehensive liability insurance — minimum $2M for most strata needs
- Strata experience — understanding of phased work, noise restrictions, and resident coordination
- Formal proposals — detailed scope, timeline, paint specifications, and warranty terms suitable for council presentation
- References from other strata councils — don’t skip this step
Common Strata Painting Projects
- Hallway and corridor repaints (most common — high traffic areas)
- Lobby and entrance refreshes
- Parkade walls, line striping, and pipe identification
- Stairwell repaints (fire code colour requirements)
- Exterior repaints — siding, trim, balcony railings
- Amenity room and gym refreshes
Colour Concept Works with Strata Councils
We regularly partner with strata councils across Metro Vancouver. We provide formal proposals ready for council meetings, carry full WorkSafeBC and liability insurance, and coordinate closely with property managers to minimize disruption. Learn more about our strata services or request a proposal.
