7 Costly Mistakes Body Corporates Make With Commercial Painting

Every year, body corporate committees in Brisbane lose money, time, and resident goodwill on commercial painting projects because the same mistakes keep happening. Most projects don’t fail because of the paint itself, but because of decisions made before work even begins.

Committee members are responsible for common property under Queensland law. Knowing these seven mistakes before your next project goes to tender can help you avoid problems later.

Key takeaways

• Delaying repaints beyond the paint’s useful life can damage the building’s surface, leading to repairs that cost much more than repainting on time.
• Having a written scope of work and a written warranty protects the committee throughout the project.
• Accepting a quote without fully understanding what’s included can easily lead to going over budget.
• Hiring a painter without checking their credentials and insurance can leave committee members personally liable.
• Brisbane’s climate can wear down the wrong paint much faster than most committees expect.

Mistake 1: Waiting too long between repaints

If a committee puts off repainting past the paint’s useful life, costs go up. Once the coating fails, it no longer protects the building, and what could have been a simple job turns into fixing cracks, timber rot, or steel corrosion. The building may need repairs before painting can start.

The BCCM Act makes external painting a legal maintenance duty for committees. Delaying repainting beyond the recommended cycle puts the committee at financial and legal risk.

Mistake 2: Going to tender without a written scope of works

You will find it very difficult to dispute variation claims mid-project without a written scope of work. If nothing in writing defines what the scope covered and what it didn't, the committee has little ground to stand on when unexpected costs appear.

The scope should list which surfaces will be painted, what prep is needed, the products and colours, how many coats, and any access needs. Sorting this out before work begins protects the committee all the way through.

Mistake 3: Accepting a quote without understanding what it covers

If a quote is lower than expected, ask why. Sometimes a low price means the scope is smaller, not that you’re getting a better deal. Missing details can turn into extra costs once work starts.

Before you accept any quote, check exactly what’s included and what a good result should look like. Being clear from the start helps keep your budget safe.

Mistake 4: Not verifying credentials before the project starts

Body corporates are responsible for contractor safety on shared property. Hiring a painter without CM3 certification, a current licence, or proper insurance puts the project at risk and can make committee members personally liable under Queensland safety laws.

Before work starts, check the painter’s licence, confirm their CM3 status, and look at their current insurance certificates. These are essential for any commercial painting job on shared property.

Mistake 5: Underestimating resident communication

Noise complaints, parking issues, and access problems are common causes of project delays, but most can be avoided. If residents aren’t warned about scaffolding or blocked car spaces, delays and extra costs often follow.

Give residents at least two weeks’ notice in different ways and offer someone they can contact with questions. Committees that focus on good communication have smoother projects and fewer complaints.

Mistake 6: Specifying the wrong product for Brisbane's climate

Brisbane’s subtropical climate is tough on exterior paint. Strong UV, high humidity, and big temperature changes wear down standard products much faster than in milder places. Paint that works elsewhere can fail here in just a few years.

Don’t count on a paint rated for seven years to last ten. That usually means you’ll have to repaint sooner. Pick a product that suits Brisbane’s climate, not just the bare minimum.

Mistake 7: Accepting verbal assurances instead of a written warranty

If the paint fails after 18 months, verbal promises won’t help. Without a written warranty that explains the defects period and the painter’s responsibility to fix issues, the committee has no formal way to get repairs if the finish doesn’t last.

A written warranty with a clear defects period is standard for any reputable commercial painter. Make sure you have it in writing before the project starts.

What a well-managed project actually looks like

These seven mistakes usually happen because people rush, feel budget pressure, or don’t have the right advice from the start.

At Kraudelt Painting, we are CM3 certified, fully insured, and have a proven track record with body corporates across Brisbane. We offer planning experience, compliance know-how, and strong communication, and we back every job with a written warranty so your committee can feel confident at every stage.

If you want more advice on planning your next project, check out our 5 Tips for Body Corporate and Strata Painting in Brisbane.