How to Read a Painting Scope of Works
A guide for owners to understand what’s covered and how decisions are made
When a strata building undergoes a repaint, one of the key documents involved is the Scope of Works. This outlines exactly what will be painted, what methods will be used and what the contractor is responsible for delivering. For owners, it's a helpful tool to understand the value of the work being done and how decisions are made.
While the document may seem technical, knowing how to read it gives you more insight into the maintenance of your building and helps you feel more confident that the property is being cared for properly.
What Is a Scope of Works?
A Scope of Works (sometimes called a Specification) is a written document that details the painting work planned for the building. It is used during the quoting process to ensure all contractors are pricing the same job and that the committee or Strata Manager can compare quotes fairly.
It also becomes part of the contract, so it holds the contractor accountable for what they deliver.
What's Typically Included?
A professional painting scope will usually include the following:
- Surfaces to be painted
A breakdown of which areas are included, such as walls, balustrades, doors, trims or ceilings. This may be grouped by elevation or building section.
- Preparation requirements
Details on how surfaces will be cleaned, repaired or prepped before painting. This could include washing, rust treatment, gap filling, sanding or patching.
- Products to be used
Specifies the paint systems and manufacturers, including number of coats and any primers or sealers. Some buildings choose products with warranties or special features like anti-mould or low-VOC.
- Access methods
Explains how painters will reach different areas, e.g., rope access, elevated work platforms or scaffolding.
- Exclusions or special items
Any work not included, or specific treatments such as heritage detailing, line marking or signage.
- Compliance and warranty details
Requirements for licensing, safety standards, environmental considerations and any warranties offered.
Why It Matters to Owners
Understanding what's in the scope helps owners:
- See what you are paying for and how the work will protect the building
- Confirm that all visible areas are being addressed, not just the most noticeable ones
- Avoid confusion if something is not included (like internal painting or car park areas)
- Ask informed questions at meetings or AGMs
- Trust that the Strata Manager and committee are comparing quotes fairly
A clear, detailed scope also helps avoid disputes during the job. It sets expectations early and ensures everyone knows what is included.
How the Scope Is Developed
Most scopes are prepared by a painting contractor, building consultant or strata maintenance expert. They typically inspect the building, assess its condition and recommend a system that meets both the building's needs and the owners' budget.
The Strata Manager and committee may then use the scope to get quotes from multiple contractors or to ensure pricing is consistent and compliant. Once a contractor is selected, the scope becomes part of the contract and guides the project from start to finish.
What to Look Out For
As an owner, you don’t need to know all the technical details, but here are some simple things to check:
- Are all common areas listed, including back walls, service zones or less visible spots?
- Does the preparation process seem thorough?
- Are the coatings appropriate for your environment? (e.g. near the ocean, high sun exposure)
- Is the access method suitable for your building height or shape?
- Does the contractor provide a warranty and maintenance advice?
If anything seems unclear, your Strata Manager or committee can provide more context.
Being Informed Helps Everyone
You don't need to be a painting expert to understand the basics of a scope. Having a general understanding helps you stay engaged in the building's maintenance and make informed decisions when questions arise.
If you're ever unsure, asking for clarification early is better than raising concerns once the work is underway.
For more details on painting scopes or building maintenance planning, get in touch with Premier Painting today at www.premierpainting.com.au.
