For a strata council, managing a major repainting project can feel like navigating a minefield. It’s one of the most significant expenditures a strata corporation can make, and the results are on display for every resident and visitor to see. While it might be tempting to focus solely on the lowest bid, cutting corners on your painting contractor is a recipe for long-term disaster.
Choosing the right strata painting contractor isn’t about finding someone who can hold a brush; it’s about partnering with a firm that understands the technical complexities, resident logistics, and legal liabilities unique to multi-unit buildings. A successful project requires a combination of proven experience, technical oversight, and exceptional service. Here is a guide on what strata councils must look for to ensure their investment is protected.
The Foundation: References and a Track Record of Completion
The absolute first step for any strata council is to perform rigorous due diligence on a contractor’s past performance. Don’t simply accept a list of clients; request references from recent strata projects of a similar scale and complexity.
When speaking with references, ask detailed questions:
- Did they complete the project on time and within the agreed-upon budget?
- How did they handle unexpected issues?
- What was their communication like with the council and the residents?
- Did they have a dedicated on-site foreman?
- How did they manage safety on-site?
Crucially, look for a contractor with a long history of projects being completed well. In the painting industry, companies frequently disappear and re-form. A firm with a proven track record over many years demonstrates stability, reliability, and an enduring commitment to quality workmanship that stands the test of time.
The Technical Expert: The NACE Certified Inspector
Strata painting isn’t just decorative; it’s the primary defence against the elements. If coatings are not applied correctly, water can penetrate the building envelope, leading to structural damage that can cost hundreds of thousands of dollars to repair. This is where a NACE (now AMPP) Certified Coating Inspector is invaluable.
A NACE certified inspector provides third-party quality assurance, ensuring that your project moves beyond guesswork and into scientific verification. They are trained to confirm that every stage of the painting process—from critical surface preparation and environmental conditions to dry film thickness—adheres strictly to the coating manufacturer’s specific specifications. Their detailed reports provide a neutral record that verifies the technical integrity of the work.
At Nova we highly recommend the use of NACE (AMPP) Certified Inspectors over other inspectors in the industry. They are the world standard, have more training and are held to a very high standard by a governing body to prevent bias and other unethical practices. They also charge based on their time and do not take a stake/percentage of the contract value.
The Conflict of Interest: Be Wary of Inspector/Managers
While having an inspector is essential, their role must be clearly defined. Strata councils should be highly wary of inspectors who also try to manage the job for the contractor. Strata councils should also be careful of inspectors that hire friends or family members. This is a clear conflict of interest and, is surprisingly something that happens more than you think. Lastly, be very wary of inspectors that take a percentage of the contract value. Inspectors should be hired on an hourly basis. They should not be a stakeholder in a project as this creates unintended bias.
The inspector’s job is to be the objective “referee,” not the “coach.” They must be completely neutral and their sole purpose is to ensure the technical specifications of the project are followed. Blurring these lines can lead to compromised quality control and a lack of accountability.
What an Inspector Can and Cannot Do
It is important to understand the limits of a technical inspector. While they are experts in coating application, they are not your overall project managers.
A technical inspector can confirm:
- Surface preparation standards are met.
- Environmental conditions (temperature, humidity, dew point) are acceptable.
- The correct products are used.
- Coatings are applied at the proper thickness and with the correct number of coats.
However, a technical inspector cannot protect against:
- Poor Customer Service: Rude crews, poor communication with residents, or unresponsiveness to council queries.
- Damages to Property: Over-spray on cars, damage to landscaping, or paint spills on walkways.
- Safety: Unsafe ladder and aerial lift work, failure to wear appropriate PPE, or a lack of proper public protection.
These elements fall squarely under the contractor’s operational responsibility. The best technical inspection in the world will not make up for a contractor with poor customer service or negligent safety practices.
Partner with Nova Painting and Restoration for Your Strata Project
To achieve a stress-free and technically sound repainting project, your strata council needs a partner that can deliver across all these fronts. Nova Painting and Restoration (novapainting.ca) is designed to meet the high standards of strata communities.
We understand that you need more than a painter—you need peace of mind. Here is how Nova Painting and Restoration addresses the critical needs outlined above:
- A Proven Legacy of Strata Success: Nova Painting combines decades of expertise with an uncompromising commitment to quality. Our foremen and managers have an average of 15 years of experience, successfully completing hundreds of complex strata projects across British Columbia. We are stable, reliable, and here for the long haul.
- Independent Third-Party Verification: We prioritize your peace of mind. We don’t just ask you to trust our quality; on large projects, we offer the services of a third-party NACE certified inspector. This independent verification protects you from the uncertainty that comes from self-policing contractors.
- Unmatched Service and Safety: Our crews are not subcontractors; they are highly skilled, verified professionals who meet the highest industry standards. Our operations prioritize safety—fully bonded with $5 million General Liability insurance and full (advanced) WorkSafe BC clearance . We are renowned for our “white glove” approach, ensuring clear resident communication, respectful on-site behaviour, and proactive property protection.
Choosing a strata painting contractor is one of the most important decisions your council will make. To learn more about how Nova Painting and Restoration can ensure your project is a resounding success, visit us at novapainting.ca.
