When managing a strata or multi-unit complex, painting projects are among the largest—and most visible—investments you’ll oversee.
But while colour selection and cost get most of the attention, strata councils often overlook one of the most critical components: the warranty.
Understanding what’s included, what’s not, and how compliance factors in can protect your investment for years to come.
📌 Quick Insight:
Paint warranties are only as strong as the preparation, documentation, and maintenance supporting them. A valid warranty can safeguard your strata budget—but only if it’s properly structured from the start.
The Basics: What Is a Paint Warranty?
A paint warranty is a written assurance from the manufacturer or contractor that outlines the expected performance of a coating over time. In large-scale strata projects, warranties often fall into two categories.
- Manufacturer's warranty: Typically covers the product itself—issues such as adhesion, colour fading, or blistering—and usually ranges from five to fifteen years, depending on the product and its application
- Workmanship warranty: is offered by the contractor and covers the manner in which the paint was applied, and typically range from one to three years
Understanding the difference between product and workmanship coverage is key. Most manufacturer warranties will protect against issues such as premature peeling, severe fading, or flaking due to improper adhesion.
However, they generally exclude issues caused by things outside the paint’s control—like water damage, neglect, or surfaces that weren’t part of the original contract. Graffiti, misuse of pressure washers, and UV degradation on poor substrates will also not be covered.
Another key point strata councils should be aware of is the conditions that make a claim valid. A receipt doesn’t simply activate paint warranties—they often require product registration, compliance with the paint manufacturer’s preparation and application guidelines, and sometimes even proof of environmental conditions at the time of application.
These requirements can become points of contention if documentation is incomplete or the contractor isn’t forthcoming.
Why Warranties Matter for Strata Projects
Strata councils are accountable to a group of homeowners, and every maintenance decision is scrutinized for value and long-term return. That makes a proper warranty more than a nice-to-have—it’s essential. A clear, well-documented warranty provides strata managers with a tangible basis to rely on in the event of problems arising. It also demonstrates a thoughtful, responsible approach to council members, owners, and residents alike.
Additionally, warranties can be a valuable asset during resale evaluations or insurance reviews. When a building’s paint system is backed by a valid warranty, it indicates professionalism and proactive maintenance. The result is more confidence from stakeholders—and less stress if things don’t go as planned.
Paint failure in large buildings can be expensive to remediate. Without warranty coverage, strata councils might face unexpected repainting costs that can disrupt planned budgets or require special assessments. Having a warranty helps ensure that any corrective work is handled without additional cost to the community, provided the terms are met.
Additionally, strata properties often house hundreds of residents. When premature paint failure occurs, it’s not just a cosmetic issue—it affects the perception of the building, resident satisfaction, and even the value of individual units. Knowing that a warranty is in place adds a layer of financial and reputable protection for the entire complex.
✅ Value Insight:
A warranty doesn’t just protect the building—it reflects due diligence. A well-documented warranty can help defend your council’s decisions in the face of resident concerns.
Compliance: The Often-Missed Link
Warranties aren’t unconditional promises—they come with strings attached. And in strata settings, those strings are often compliance-related.
For starters, warranties typically require proper surface preparation. If a contractor skips essential steps, such as sanding, caulking, or pressure washing, your warranty may be voided—regardless of the quality of the paint.
Next, there’s the issue of bylaw and code compliance. Many municipalities and strata bylaws have colour restrictions or require council approval before painting begins. Skipping these steps can lead to legal issues and potentially result in repainting at your own expense.
Another critical factor is contractor qualifications. Most manufacturers won’t honour their warranty if an unlicensed or uninsured contractor applied the product. That means strata managers need to verify all documentation before work begins—including insurance, licensing, and whether the contractor is approved by the paint brand itself.
Lastly, manufacturers specify how their products should be applied. That includes recommended primers, the number of coats, and acceptable weather conditions. If the contractor doesn’t follow these specs, the warranty is often unenforceable.
⚠️ Warning:
Non-compliance with local bylaws or improper surface prep are two of the most common reasons warranties are voided—both entirely preventable.
The Cost of Overlooking the Fine Print
Too often, warranty misunderstandings only come to light when there’s already a problem. A typical scenario: paint begins to peel after just a year or two, only to discover the application method didn’t meet the manufacturer’s standards—or worse, that no documentation was ever submitted to register the warranty at all.
Avoidable mistakes include assuming all warranties are the same, failing to obtain warranty details in writing, and not documenting the project steps (such as taking prep photos or tracking weather conditions). Some warranties also require post-project registration, which can be easily missed without proper oversight.
Councils should also be wary of vague or overly optimistic promises in quotes. A “10-year warranty” may sound attractive, but unless it includes workmanship and is backed by a clear maintenance plan, it may only cover product failure in a narrow range of conditions. Always request to see the full warranty documentation and ensure it aligns with your expectations and the contractor’s proposal.
Maintenance Requirements for Warranty Validity
One lesser-known aspect of warranty protection is that it doesn’t end when the project wraps up. Many paint warranties require ongoing maintenance—such as periodic washing of the building’s exterior—to remain valid.
This is particularly important for buildings located near busy roads, agricultural zones, or the ocean, where pollutants and airborne salts can cause paint to degrade more quickly.
Neglecting simple maintenance tasks, such as annual rinsing or gutter cleaning, may provide manufacturers with grounds to deny a future claim. Strata councils need to build these maintenance routines into their long-term property planning. Adding simple line items to your annual budget can safeguard larger investments made during major repainting projects.
Strata managers should also consider keeping a running log or digital record of maintenance activities. Even something as straightforward as a photo archive or email trail with contractors can help establish a pattern of responsible care.
🔍 Pro Tip:
Build paint maintenance into your strata’s annual budget and keep a record. Even minor upkeep can help preserve warranty coverage.
Questions Every Strata Council Should Ask
To safeguard your building and budget, strata managers should be asking very specific questions:
- What’s covered under both the product and workmanship warranties—and for how long?
- What conditions or exclusions could void the warranty?
- Will we receive all documentation in writing?
- What does proper surface prep entail in this case?
- Is the contractor certified or approved by the manufacturer?
- What happens if there’s a problem—who handles the warranty claim?
- Are there maintenance requirements we must follow to keep the warranty valid?
- Will the contractor provide us with a post-project checklist or care manual?
These questions aren’t just procedural—they help create clarity and reduce risk before your project even begins.
Final Thoughts: Paint Now, Protect Later
Exterior painting is one of the most visible and costly line items in any strata’s maintenance plan. A clear, enforceable warranty protects not only the surface of your building but also the integrity of your management decisions.
Understanding the terms, exclusions, and compliance requirements of paint warranties is crucial for strata councils tasked with managing long-term budgets and homeowner expectations. While warranties are just one part of a successful painting project, they provide an added layer of protection against future surprises—provided their terms are clearly understood and respected.
Look for contractors who value transparency, provide proper documentation, and demonstrate a clear understanding of warranty processes and manufacturer guidelines. Your strata’s investment is too valuable to leave to assumptions.
FAQs
Do all painting companies offer both product and workmanship warranties?
No. Some only pass along the paint manufacturer’s warranty and don’t cover the work itself. Ensure you have both.
How long do paint warranties usually last for multi-unit complexes?
Product warranties range from 5 to 15 years. Workmanship coverage typically lasts 1–3 years, but can be extended to longer periods depending on the contractor.
What voids a paint warranty?
Improper prep, unauthorized changes, failure to use qualified contractors, or missed registration deadlines can all void coverage.
Should strata managers document the painting process?
Yes. Keeping a log of surface prep, weather conditions, and project photos helps support any warranty claims.
Is there maintenance required after a project to keep the warranty valid?
Yes. Many warranties require basic upkeep, such as washing surfaces, inspecting for mildew, and maintaining caulking or sealants.