Strata Body Corporate Line Marking Owner Guide | Line Marking Australia Blog

Strata Body Corporate Line Marking Owner Guide

A strata committee member from a Docklands apartment complex contacted us last month. Their basement carpark markings had faded to the point where residents were parking across bay lines and visitor spots had become a free-for-all. But getting quotes required navigating strata approval processes they'd never dealt with before.

Strata properties have unique requirements for line marking projects. Understanding the approval process, common property rules, and funding mechanisms helps ensure smooth project delivery.

Understanding Common Property

Carparks in strata schemes are typically common property owned collectively by all lot owners. Even individually allocated parking spaces usually sit on common property with exclusive use rights assigned to specific lots.

This means line marking decisions require body corporate/owners corporation approval rather than individual owner decisions.

What's Typically Common Property:

• Carpark floors, walls, and ceilings
• Driveways and access ramps
• Visitor parking areas
• Line markings and bay numbers
• Pedestrian walkways within carpark

The Approval Process

Line marking projects typically fall under maintenance expenditure, which may require different approval levels depending on cost and your strata scheme's rules.

Typical Approval Pathway:

1. Committee member or building manager identifies need
2. Obtain 2-3 quotes from licensed contractors
3. Present quotes at committee meeting
4. Committee approves if within delegated spending limits
5. Larger projects may require AGM/EGM resolution
6. Strata manager engages contractor and coordinates access

Spending Thresholds (Victoria):

• Under $1,000: Building manager may approve directly
• $1,000-$5,000: Committee approval typically sufficient
• Over $5,000: May require ordinary resolution at general meeting

Note: Thresholds vary by state and individual scheme rules. Check your strata by-laws.

Common Strata Carpark Requirements

Bay Numbering

Most strata schemes require bay numbers matching lot entitlements or exclusive use allocations. Numbers should be clearly visible, typically 200-300mm height, positioned at the rear of each bay.

Visitor Parking

Visitor spaces must be clearly marked with VISITOR text. Many schemes also include time limits (e.g., 4 HOUR VISITOR PARKING). These markings help enforce visitor parking rules in schemes with ongoing compliance issues.

Accessible Parking

Strata schemes must maintain accessible parking per original building approval. These spaces require compliant International Symbol of Access markings and shared access zones per AS/NZS 2890.6.

Traffic Flow Markings

Directional arrows, NO ENTRY symbols, and speed limit markings (typically 10km/h) help manage traffic flow in multi-level basement carparks.

Funding Line Marking Projects

Line marking is typically funded from the administrative fund (day-to-day maintenance) rather than capital works fund, as it's considered routine maintenance rather than major capital improvement.

Funding Options:

• Administrative fund: Routine maintenance, minor touch-ups
• Capital works fund: Major full-carpark repaint projects
• Special levy: If funds insufficient and project urgent

Scheduling Around Residents

Strata carparks are used 24/7. Scheduling requires coordination with residents and building management to minimise disruption.

Typical Approach:

• Notice to residents minimum 7-14 days before works
• Work overnight (10pm-6am) or during business hours (9am-4pm)
• Complete one level or zone per session
• Temporary relocation of vehicles to completed areas
• Use fast-dry products to minimise cure time

What to Include in Your Quote Request

When requesting quotes for strata committee consideration, ensure you provide enough information for accurate pricing and like-for-like comparison.

Information to Provide:

• Number of parking bays and levels
• Current condition (photos helpful)
• Specific requirements (new numbering, visitor markings, etc.)
• Access arrangements and security requirements
• Preferred scheduling (overnight vs daytime)
• Building manager contact details

Request a strata carpark line marking quote

Frequently Asked Questions

Can individual owners request changes to their bay markings?

Generally no. Even exclusive use spaces are on common property. Changes require committee approval. However, owners can raise requests through the committee for consideration at the next meeting.

How much does strata carpark line marking cost?

Typical costs range from $25-45 per bay for waterborne paint including numbers, or $60-90 per bay for thermoplastic. A 50-bay basement carpark usually costs $2,000-4,000 complete.

Do we need to repaint bay numbers every time?

Not necessarily. If numbers are still legible, you may only need to refresh bay lines and other faded markings. We assess each element and quote accordingly, which can reduce costs.