Budgeting a strata repaint in Metro Vancouver
A full exterior repaint is one of the larger line items a strata council will face, and it is almost always driven by the depreciation report and the reserve fund. In 2026, strata exterior repaints in Metro Vancouver typically land between $25,000 and $150,000+, depending entirely on building size, height, substrate, and condition.
Because every complex is different, per-unit and per-square-foot framing is more useful than a single lump sum:
- Townhouse complexes: roughly $3,000–$7,000 per unit for a full exterior refresh
- Low-rise wood-frame (3–4 storeys): roughly $4–$9 per sq ft of surface area
- Larger or taller buildings: costs rise with access equipment (swing stages, lifts, scaffolding)
These are planning ranges. The only reliable number comes from an on-site assessment and a detailed scope.
What drives the price
The final figure depends far more on condition and access than on paint alone.
- Surface preparation. Pressure washing, scraping, sanding, and priming failing areas is the bulk of the labour. Peeling or chalking surfaces cost more to prepare. Proper pressure washing and surface prep is what makes the finish last.
- Substrate. Wood siding, Hardie board, stucco, vinyl, and metal each behave differently and need different products and prep. Wood trim and fascia are labour-intensive.
- Repairs. Rot, failed caulking, and damaged trim discovered during prep add cost but must be addressed before painting.
- Access. Height is expensive. Ground-accessible townhouses are far cheaper than a four-storey building needing lifts or scaffolding.
- Colour and coats. Dramatic colour changes and premium coatings may require additional coats.
- Scope. Full repaint versus touch-up of trim, fascia, doors, and railings only.
Typical scope of a strata repaint
A comprehensive strata and multi-unit repaint program usually covers:
- Siding, trim, and fascia
- Soffits and eaves
- Entry doors and garage doors
- Railings, gates, and fences
- Common-area exterior walls
- Re-caulking and minor wood repair as needed
Understanding exactly what is and is not included is essential when comparing bids. A low number often simply excludes prep or repairs that a thorough contractor builds in.
Why per-unit costs vary so much
Two townhouse complexes with the same unit count can differ by tens of thousands of dollars because of:
- Age and prior maintenance — a well-kept building needs less prep
- Sun and weather exposure — south- and west-facing coastal walls degrade faster
- Material — cedar and wood trim cost more to maintain than fibre-cement
- Detailing — ornate trim, many doors, and complex rooflines add labour
Planning the project as a council
A strata repaint is as much a coordination challenge as a painting one. To keep it smooth:
- Get a detailed written scope, not just a price. It should list substrates, prep methods, products, coats, and repairs.
- Align with the depreciation report so the reserve fund and timing match.
- Plan resident communication. Notices, scheduling, and access to balconies and patios need lead time.
- Schedule around the weather. Coastal BC has a real painting season; booking early secures better timing.
- Confirm the warranty. A written workmanship warranty protects the corporation's investment.
Minimizing disruption to residents
Painting an occupied building means working around people's homes. We schedule to reduce disruption — coordinating with the council on phasing, giving residents clear notice, and offering evening and weekend work where it helps. Clear communication throughout keeps owners informed and complaints down.
What's often left out of a low bid
When one quote comes in dramatically cheaper than the others, the savings almost always sit in the parts owners cannot see:
- Reduced prep — less washing, scraping, and priming, which shortens the life of the finish
- Excluded repairs — rot, failed caulking, and damaged trim quietly left out, then billed later as change orders
- Fewer coats — a single coat where two are needed, leading to early fading
- Cheaper coatings — lower-grade products that chalk and fade faster on the coast
A repaint that fails in five years instead of ten is not a saving; it is a doubling of cost. Councils protect the reserve fund best by comparing scope, not just the bottom line.
Timing and the coastal season
Metro Vancouver has a real exterior painting window — roughly late spring through early autumn — when temperature and humidity allow coatings to cure properly. Because that window is finite and popular, strata projects should be scoped and awarded early in the year to secure the best dates. Booking late often means either rushing in poor conditions or pushing the project to the following year.
Getting an accurate quote
The best thing a council can do is get a proper on-site assessment early in the planning cycle. That gives you a real budget number for the reserve fund and lets you schedule during the ideal window rather than rushing.
We provide free on-site quotes for strata councils and property managers across Surrey, Coquitlam, Burnaby, and the wider Metro Vancouver and Fraser Valley area, with a written, itemized scope you can take to your council meeting.
Call 778-538-1802 or email operations@precisionindustrialpainting.com to arrange an assessment.