Strata vs Body Corporate Painting in Brisbane
In Queensland the terms "strata" and "body corporate" are often used interchangeably, but they have slightly different technical meanings. Here is what the two mean in practice for property managers and committee members organising a repaint.
Strata Painting
Strata is the industry term used across Australia for the governance structure of shared-title buildings. In Brisbane, strata painting usually refers to the physical repaint scope — exteriors, common areas, balconies — regardless of the legal body.
Body Corporate Painting
Body corporate is the legal term used in Queensland for the entity that owns and manages common property. Body corporate painting refers to work commissioned and paid for by that entity, usually from the sinking fund.
Strata Painting vs Body Corporate Painting — Side by Side
| Aspect | Strata Painting | Body Corporate Painting |
|---|---|---|
| Legal term used in QLD | Industry / colloquial | Legal (Body Corporate and Community Management Act) |
| Who signs the contract | Strata manager on behalf of committee | Body corporate committee (typically via secretary) |
| How is it funded | Usually the sinking fund | Sinking fund or special levy |
| Quote presentation | Committee meeting or written proposal | Committee meeting, sometimes AGM |
| Typical scope | Exterior + common areas | Exterior + common areas + shared amenities |
| Warranty structure | Written workmanship + paint warranty | Workmanship warranty + maintenance option |
| Contractor requirements | QBCC licensed, insured | QBCC licensed, insured, sometimes prequalified |
When to choose Strata Painting
- Your building manager or strata manager coordinates repaint tenders.
- You want a proposal you can circulate to committee before a meeting.
- You need staged access across occupied units.
When to choose Body Corporate Painting
- You are on a committee and need a formally quoted proposal for approval.
- The project needs sinking fund release or a special levy.
- You need documentation suitable for AGM presentation.