Residential Strata Line Marking

It depends on the size, but most residential complexes take 1-3 nights to complete. A 50-unit townhouse development with 80 bays typically takes two nights (around 16 hours total work time). We break it into sections so residents can still access parking during the work. Larger apartment complexes with 200+ bays might take 4-5 nights. We provide exact timelines after reviewing your site plans and won't disrupt residents unnecessarily. A strata complex in Doncaster with 120 bays needed complete remarking. We worked three consecutive Saturday nights (10pm-6am windows). Residents barely noticed the work happening and woke Sunday mornings to freshly marked sections.

In most cases, yes. If we paint over faded lines without removing them properly, you'll see "ghosting" where old lines show through creating confusion for drivers. That looks messy and defeats the purpose of remarking. We use water blasting or grinding to strip old markings completely. It adds time but prevents problems. Exception: if your existing lines are relatively new and just need refreshing in specific areas, we might overlay those sections. We assess during site inspection and recommend the right approach. A strata manager in Glen Waverley tried to save money by having us paint over old faded markings. Within six months, ghosting was obvious and residents complained about confusing double lines. We stripped everything properly and remarked. Two years later those markings still look crisp and clear.

Basement carparks need different materials because there's no UV exposure or rain. We typically use two-pack epoxy paint in basements because it bonds incredibly well to concrete and handles oil spills better than thermoplastic. Outdoor carparks get hammered by sun and weather, so we recommend thermoplastic (lasts 6-8 years) or high-grade road paint with UV inhibitors. Basement work also requires proper ventilation and sometimes coordination with building management for exhaust fan access during painting. A strata complex in Southbank has basement parking and outdoor surface parking. We used epoxy in the basement (lower cost, perfect for protected environment) and thermoplastic outdoors (needed for weather exposure). This approach optimized their budget while delivering appropriate durability for each environment.

Absolutely. And you might be required to under AS/NZS 2890.6. The standard specifies how many accessible bays you need based on total parking spaces. For example, a complex with 40-100 bays needs at least 2 accessible bays. Each accessible bay must be 3.2m wide (not the standard 2.4m) with a shared 2.4m access aisle between paired bays. We'll review your current layout, identify the best locations (close to lifts or main entries), and provide a compliant design. You get documentation for your body corporate records. A townhouse complex in Bentleigh had no accessible parking despite having 65 bays. After a disability discrimination complaint, they were legally required to install them. We marked two compliant accessible bays near the main entrance within their existing layout. No structural changes needed, just proper marking and signage.

That's exactly where material choice matters most. Standard road paint might last 12-18 months in high-traffic zones. We learned this the expensive way. A retirement village in Frankston had us repaint visitor bays three times in two years because we initially used standard paint. By the second summer, lines were fading badly. Now we use Grade A thermoplastic for any high-traffic areas (visitor bays, main driveways, entry zones). It costs more upfront but lasts 6-8 years even with constant use. You save money long-term and avoid the disruption of frequent repainting. The retirement village switched to thermoplastic in 2020. Three years later those visitor bays still look excellent with zero maintenance

Usually yes, but it depends on your strata bylaws. Most body corporates require committee approval for any common property work. We can provide a detailed quote with specifications, compliance documentation, and a work schedule for your committee meeting. Some strata managers have authority to approve routine maintenance up to a certain dollar amount without full committee vote. Check your bylaws or ask your strata manager. We're happy to attend a committee meeting or provide additional information if that helps get approval faster. We've presented to dozens of body corporate committees and understand what information they need for decision-making. A strata manager in Hawthorn told us our detailed compliance documentation and clear work schedule made committee approval straightforward because members could see exactly what they were approving.