Phased so access never closes
We work one section at a time rather than closing a floor, so every unit keeps a clear route in and out.
Commercial painting · Strata & condo
Strata & Condo Painting in Edmonton
Common area repaints have to work around people who live there. Residents need their corridor, their stairwell, and their parkade available every single day — so the work gets phased, and the schedule gets shared before we start.
- Approach
- Phased by section
- Documentation
- Built for councils
- Quote
- Free, written scope
Why strata work is its own discipline
Residents cannot be locked out of their own hallway.
A corridor repaint in an occupied building is a logistics exercise. People need to reach their doors, move furniture, and get to the parkade — at all hours, not just when it suits the schedule. That constraint shapes everything about how the work is sequenced.
Documentation councils can use
Written scopes and pricing set out so they can go straight into a council package or an AGM budget discussion.
Phasing across budget years
A large repaint can be split across seasons — corridors this year, stairwells and parkade next — to fit the reserve fund.
What's included
Common areas we repaint.
Common area surfaces take constant contact — carts, luggage, bikes, furniture, and hands. The coatings we specify are chosen for scrubbability, not just colour.
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- Corridors and unit doorframesThe highest-traffic surfaces in the building, and usually the ones that make the biggest visual difference.
- Stairwells and railingsWall surfaces plus handrails and steel components, coated for hand contact and cleaning.
- Lobbies and entrancesThe first thing residents and buyers see. Usually worth the highest specification in the building.
- Parkades and storage areasCeilings, columns, walls, and line markings — coatings suited to a damp, salt-laden environment.
- Wall repair before coatingCart damage, dents, scuffs, and old fixing holes filled and sanded as part of the scope.
- Resident notices and signageWe provide the schedule so management can post notice, and we sign every active work area.
How it works
From council approval to finished building.
- Site walk with managementWe walk the common areas, note the condition, and identify access and resident-impact constraints.
- Written scope for councilPriced by area so the council can approve the whole package or phase it across budget years.
- Schedule and resident noticeAn agreed phasing plan management can post, so residents know what is happening and when.
- Phased executionOne section at a time, access maintained throughout, work areas signed and cleared each day.
- Walkthrough and documentationA final walkthrough with management, and the paperwork you need for the building's records.
Phaseable written scopeQuoted by area
Broken out by area so the work can be split across budget years.
Get your exact pricePricing
What strata common area painting costs.
Priced per project and broken down by area — corridors, stairwells, lobby, parkade — so a council can see each element separately and approve or defer them independently.
Number of floors and corridorsTotal corridor length is usually the largest single line in a common area repaint.
Wall conditionYears of cart and furniture damage mean real repair time before any coating goes on.
Access and phasingMore restrictive phasing means more mobilisations, which affects the overall price.
Parkade included or notParkades need different coatings and more setup, and are usually priced as their own phase.
FAQ
Strata and condo painting questions, answered.
Planning a common area refresh for the next budget year? Get the scope priced early.
Get a free quoteHow do you keep corridors accessible during the work?
By phasing. We work one section at a time rather than closing a whole floor, so every unit always has a clear route to the elevator and the stairs. Wet areas are signed, and the corridor is left clear and usable at the end of each working day — not just at the end of the job.
Can the work be split across budget years?
Yes, and it is very common. We price by area — corridors, stairwells, lobby, parkade — so a council can approve one phase this year and defer the rest. Splitting a large repaint across two or three seasons is often what makes it work against the reserve fund.
Do you provide documentation for the council?
Yes. The written scope is set out so it can go directly into a council package or an AGM discussion, with areas and pricing broken out separately. We also provide current insurance and WCB certificates, which most buildings require before a contractor starts.
How do residents know what is happening?
We give management the phasing schedule in advance so notices can be posted through the building's usual channels, and we sign every active work area. Residents knowing which section is being done on which day removes most of the friction from a common area project.
Do you paint parkades?
Yes — walls, ceilings, columns, and steel components. Parkades need coatings suited to moisture and road salt, and they are usually quoted as their own phase because the setup and product specification differ from the interior common areas. Brightening a dark parkade also makes a real difference to how safe the building feels.
What about unit doors and doorframes?
Both can be included, and doorframes especially are worth doing with the corridors — they are the most-touched surface on the floor and a fresh corridor beside scuffed frames looks unfinished. Unit doors need coordination with residents, so we phase those carefully and flag them separately in the quote.
From the blog
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