Services · Tweed Heads & Gold Coast
Body Corporate Painters Gold Coast & Tweed
Body corporate painters working across the Gold Coast and Tweed Coast — unit blocks, townhouse complexes and strata-managed properties. Clear scope, fixed pricing, scheduled around residents.
Licensed NSW & QLD
461243C · 15536255
Fully Insured
Public liability cover
GST Registered
ABN 27 847 891 455
Family-Backed Team
Decades combined experience
Residential · Commercial · New Builds
Across the Tweed & Gold Coast
Free On-Site Quotes
Written & itemised, promptly
How our body corporate painters work on Gold Coast strata
Body corporate work is its own discipline. You're managing residents, committees, access, parking and timing — not just paint. We write quotes in plain English with a defect schedule, scope of works and a stage-by-stage program so the committee can approve with confidence.
We handle full exteriors on unit blocks (render, balconies, soffits, balustrades), common areas (lobbies, corridors, stairwells), car parks and line-marking, and balcony ceilings and walls. Coatings are specified for the substrate and the exposure — coastal facades get marine-grade primers and weather-rated topcoats.
Communication is the part most painters get wrong. Residents get notice before we touch their level. Committees get progress updates at each stage. Strata managers get tidy paperwork, COIs, SWMS and a final handover with warranty.
Unit blocks, townhouse complexes and high-rise common areas
Most Gold Coast strata stock falls into three types, and each one prices differently. Walk-up three-storey blocks are the bread and butter — render or brick facades, open stairwells, timber or steel balustrades, usually a straight scaffold or swing-stage job. Townhouse complexes are lower but wider: more elevations, more individual entries, more resident coordination per square metre. Mid and high-rise buildings shift the cost into access equipment and staging rather than paint.
The coastal strip between Coolangatta and Southport is the harshest exposure in the region. Salt-laden wind strips ocean-facing elevations years before the sheltered sides show wear, which is why we spec by elevation rather than painting the whole building to one standard. A north-east facade might need a full marine-grade system while the internal courtyard side only needs a wash and topcoat — and that difference is real money back into the sinking fund.
What drives the price of a strata repaint
We break these out as separate lines in the quote rather than a single lump sum, so the committee can see exactly where the money goes and choose to defer a stage if the fund is tight.
- Access — scaffold, swing stage or boom lift is often the single largest line item on a multi-storey block
- Number of elevations and the amount of balcony detail, balustrade and soffit work
- Condition of the existing coating — sound and washable, or flaking back to substrate
- Concrete cancer, render cracking and rust treatment identified in the defect report
- Coating system specified for exposure — standard acrylic versus marine-grade on ocean-facing walls
- Staging — a single continuous program is cheaper per square metre than splitting across budget years
Working with strata managers and committees
A body corporate repaint has more stakeholders than any other painting job we do — the committee, the strata manager, sometimes a building consultant, and every resident in the complex. Our documentation is built for that: tender-ready scopes a manager can circulate, quotes formatted for a general meeting agenda, and one contact who answers the phone for the whole program rather than a different subcontractor each week.
We hold NSW Contractor Licence 461243C and QLD Licence 15536255, and carry public liability insurance with certificates of currency supplied on request. If your manager needs the paperwork before a quote is even tabled, ask and we'll send it up front.
The program
How a body corporate painting program runs, start to finish
- 01
Site inspection and defect report
We walk every elevation, balcony, stairwell and car park with the committee or strata manager and photograph the defects — failed coatings, render cracks, rusting balustrade fixings, water ingress, previously patched repairs. That report goes into the quote so nobody is approving an unknown.
- 02
Scope of works and paint specification
A written scope in plain English: substrate by substrate, the prep, the primer, the number of topcoats and the product being used. Committees can put the same document out to other painters and compare like for like.
- 03
Committee approval pack
Fixed price, staging plan, start and finish dates, certificates of currency, SWMS and SDS sheets. Everything a general meeting needs to vote on the spend in one sitting.
- 04
Resident notices and staged access
Written notice before we reach each level or block, covering balcony access, washing lines, pets, parking and what residents need to move. Entries and car park access stay open throughout.
- 05
Prep, repairs and coating
Pressure clean, scrape and sand back failed coatings, treat rust on balustrades and fixings, fill and caulk render cracks, spot-prime bare substrate, then the specified coating system. Marine-grade primers on the exposed coastal elevations.
- 06
Stage sign-off and handover
Each stage is inspected and signed off before we move on, with progress photos for the committee. At completion you get a handover pack with the final spec, colour schedule and warranty.
What's included
What a body corporate painting quote covers
- Full exterior repaints — render, soffits, balconies, balustrades
- Common areas — lobbies, corridors, stairwells
- Car park walls, ceilings and line-marking
- Defect inspection and scope of works
- Resident notifications and staged programs
- Public liability insurance, SWMS and SDS on request
Why Choose Munn & Co.
Real differentiators.
No filler.
Licensed across NSW & Queensland
NSW Contractor Licence 461243C and QLD Licence 15536255 — fully covered on either side of the border.
Family-backed trade experience
Led by Taje Munn and supported by family tradesmen with decades of combined painting and decorating experience.
Detailed preparation
Wash, fill, sand, caulk, spot-prime — the finish is made before the topcoat goes on.
Three-coat finish
Acrylic sealer, enamel gloss trim, and low-sheen acrylic walls and ceilings — built up properly, not rolled on thin.
Clear written quotes
Itemised scope, preparation, paint spec and price — no surprise add-ons, no vague inclusions.
Direct communication
You deal directly with the painter completing or overseeing your project — not a call centre.
Residential, commercial & new-build
Homes, strata, offices, retail fit-outs and builder handovers — one team, one standard.
Clean & respectful work sites
Drop sheets on floors, tools packed down at day's end, and a home you can still live in while we work.
Fully insured & GST registered
Public liability insured and GST registered — professional operation, proper paperwork.
Related
More on body corporate painting and related work
Commercial painters Gold Coast
Offices, retail and warehouse programs run after hours.
Exterior painting for unit blocks
Render, soffit and balcony coatings rated for coastal exposure.
Car park & common area epoxy flooring
Car park slabs, line-marking and lobby floor coatings.
Roof painting & restoration
Tile and Colorbond roofs across a whole complex in one program.
Body corporate painters Gold Coast — committee guide
Scope of works, staging and the paperwork to ask for.
Strata repaint cost guide
What drives unit block pricing on the Gold Coast and Tweed.
Body corporate painters Gold Coast — common questions
Do you provide a scope of works for committee approval?
Yes — every body corporate quote includes a written scope, defect schedule, paint specification and stage program. Committees and strata managers can approve directly from the document.
How do you minimise disruption to residents?
We work in stages with written notice to residents before each level or block. Access to entries, balconies and car parks is scheduled so nobody is locked out.
What insurance do you carry?
Full public liability insurance plus NSW (461243C) and QLD (15536255) painting licences. Certificates of currency provided on request.
Do you work with strata managers as well as committees?
Yes. Most Gold Coast body corporate work we run comes through strata managers — we supply tender-ready documents, progress reports at each stage and a single point of contact for the duration.
How long does a unit block repaint take?
A typical three-storey Gold Coast block runs 3–6 weeks depending on elevations, balcony repairs and access equipment. Larger complexes are staged block by block so residents are only affected for a week or two at a time.
Can the works be staged across two budget years?
Yes. Where the sinking fund is tight we split the program — exteriors in year one, common areas and car park in year two — priced together so the rate is locked in for both stages.
Do you paint balconies and balustrades as part of the job?
Yes. Balcony walls, ceilings, soffits, balustrades and handrails are all included in the scope, with rust treatment and marine-grade primers on exposed coastal elevations.
Body corporate painters across the Gold Coast & Tweed
Strata and body corporate painting for unit blocks and townhouse complexes in these suburbs and everywhere between Coolangatta and Southport.
Request a body corporate painting quote
Tell us where you are and what you need. We reply within 24 hours with a time for an on-site walk-through.
Free quotes on body corporate painting
On-site walkthrough, clear written quote, no pressure.