Our strata council needs to repaint the hallways and lobby in a 120-unit highrise in Burnaby. What should we budget and how do we minimize disruption to residents?

Repainting common area hallways and lobbies in a 120-unit Metro Vancouver highrise typically runs $35,000 to $65,000 depending on the number of floors, ceiling height, and finish quality. That usually breaks down to roughly $2.50 to $4.50 per square foot for walls and trim, with lobbies on the higher end due to feature walls and more detailed millwork.

Under the BC Strata Property Act, common area maintenance like repainting generally falls under the operating budget and does not require a three-quarter vote unless the scope qualifies as a significant change in appearance. Your strata manager should confirm whether a simple council resolution is sufficient or if owners need to vote.

To minimize disruption, most commercial painters in the Lower Mainland schedule hallway work in sections, typically two to three floors per week. Low-VOC and zero-VOC paints are standard now and dramatically reduce odour complaints. Work is usually done weekdays between 8 a.m. and 5 p.m., with furniture and carpet protection laid down each morning and cleared by evening.

For lobbies, consider a more durable eggshell or satin finish on walls and semi-gloss on trim and doors. High-traffic areas benefit from scuff-resistant commercial-grade coatings that hold up far longer than standard residential paint.

A good next step is to request itemized quotes from two or three commercial painting contractors experienced with strata projects, and ask each for a phased schedule that your strata manager can share with residents in advance.

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