Most strata buildings in the Lower Mainland need a full exterior repaint every 7 to 12 years, with trim, doors and high-exposure walls needing attention sooner. The right number for your building depends on its cladding, its exposure to sun and rain, and the quality of the last paint job. Your depreciation report should tell you when it's due.

This guide explains what drives repaint timing, the warning signs to watch for, and how to plan the project so it doesn't turn into a surprise special levy.

Typical repaint cycles by surface

These ranges are what we commonly see on strata buildings in Metro Vancouver and the Fraser Valley. Coastal, south- and west-facing walls sit at the shorter end.



Surface	Typical cycle	Notes
Stucco (acrylic or elastomeric)	8–12 years	Hairline cracks should be sealed before repainting
Fibre cement siding (e.g. Hardie)	10–15 years	Factory finishes often last longer than field-applied paint
Wood siding, solid stain or paint	5–8 years	Bare wood and checking shorten the cycle
Wood, semi-transparent stain	3–5 years	Fades fastest; common on fences and decks
Trim, fascia and doors	4–7 years	Highest wear; often done as a mid-cycle touch-up
Metal railings and flashings	7–10 years	Rust spots need prep and primer, not just paint
Caulking and joint sealant	5–10 years	Usually replaced in the same project as the repaint

Why BC's climate shortens the cycle

Long wet seasons, wind-driven rain and strong summer UV are hard on coatings. Rain finds every failed caulk joint and cracked coating. UV breaks down paint binders and fades colour, especially on south and west elevations.

Paint on a strata building is not just cosmetic. It is part of the building envelope. Once the coating fails, water reaches the substrate, and a painting project can turn into a much bigger repair.

Signs your building is due

Walk the property with your property manager and look for:

Chalking: a powdery residue that rubs off on your hand
Fading or uneven colour between sunny and shaded walls
Peeling, flaking or blistering, especially under eaves and around windows
Cracked or shrinking caulking at windows, doors and siding joints
Rust bleed from railings, fasteners or flashings
Bare or grey wood on trim, fascia or fences
Mildew or algae that comes back soon after washing

One or two signs on a single elevation may only need a touch-up. Signs across several elevations usually mean it's time to plan a full repaint.

What BC strata law means for your planning

Recent changes to the Strata Property Act make repaint planning more structured:

Depreciation reports are mandatory. Since July 1, 2024, every strata corporation with five or more lots must get a depreciation report on a five-year cycle. Councils can no longer waive it by a 3/4 vote (Province of BC).
Higher reserve contributions. Since November 1, 2023, stratas must contribute at least 10% of the annual operating fund to the contingency reserve fund (CRF).
Easier approval for planned work. If the depreciation report specifically recommends the repaint, the strata can pay for it from the CRF with a majority vote instead of a 3/4 vote.

The practical takeaway: if exterior painting is in your depreciation report with a realistic year and budget, the money and the approval path are much easier at AGM time.

How to plan a strata repaint without surprises

Check your depreciation report. Confirm the repaint year and budget. If the estimate is several years old, ask for an updated number.
Get a condition walk 12–18 months ahead. A contractor or building envelope consultant can spot repairs (rot, failed caulking, stucco cracks) that should be priced into the project.
Write a clear scope. Surfaces, prep standard, number of coats, product line, caulking, repairs, and colour selection. A clear scope makes bids comparable.
Collect two or three bids and compare them line by line, not just on price. Check WorkSafeBC clearance, liability insurance and warranty terms.
Approve at the AGM or an SGM. Present the scope, bids and funding source to owners.
Schedule for the dry season. Exterior painting in BC typically runs from late spring to early fall. Good contractors book up early, so award the contract over the winter.
Communicate with residents. Notices about balcony access, window coverings, parking and pets keep the project moving.

Is it cheaper to wait?

Usually not. Delaying a repaint once coatings and caulking fail lets water reach the substrate. Repairing rotten trim, delaminated stucco or corroded metal costs far more than paint. Painting on schedule is one of the most cost-effective ways a strata can protect its building.

Frequently asked questions

Can we just paint the worst walls? Yes. Many stratas repaint the south and west elevations or the trim between full cycles. Expect a slight colour difference unless the whole building is done.

How long does a strata repaint take? It depends on size and access. A townhouse complex may take a few weeks; a high-rise using rope access or swing stages can take a full season.

Do we need an engineer or consultant? For simple repaints, often not. If there are signs of water damage, or the building is under warranty or a rainscreen program, involve your building envelope consultant.

When should we start getting quotes? Six to twelve months before the planned start, so you have time for the AGM or SGM vote.

Planning a repaint?

Unitus Painting works with strata councils and property managers across Metro Vancouver, the Fraser Valley and the Okanagan. We can walk your building, flag repairs, and give you a clear, line-by-line quote you can take to council.

Call 604-357-4787 or email info@unituspainting.com for a no-obligation quote.

How Often Should a BC Strata Repaint Its Exterior? A Guide for Councils and Property Managers

Related Topics