External paint colours & "like-for-like" requirements

1. Understanding strata rules on external painting

In strata, external walls and façades are usually common property. This means individual owners can’t repaint external surfaces without approval—even if you think it’s just a touch-up.

The only time repainting can proceed without approval is when it qualifies as “like-for-like” maintenance.”

2. What is “Like-for-Like”?

“Like-for-like” means replacing or repairing something to its existing specification, colour, and finish.

Examples:

✅ Touching up faded paint in the same colour and sheen.

❌ Changing from beige to charcoal (requires approval).

❌ Adding murals or feature walls (requires a special resolution and likely a new by-law).

The Strata Schemes Management Act 2015 treats anything that changes the building’s appearance as a “major renovation,” requiring owners corporation approval.

3. Approval requirements for colour changes

If you wish to update colours or modernise the façade, this usually involves:

• A special resolution vote (75% approval at a general meeting).

• Engagement of a colour consultant or design professional.

• Professional repainting to maintain value and uniformity.

4. Andrew’s advice

"Even if it’s only a small touch-up, always double-check if the paint colour is documented in your building’s finishes schedule. Like-for-like is safe—but when in doubt, ask first." – Andrew Ucchino

Want to refresh your apartment? Ask Andrew before you paint