Comprehensive guide covering strata title legislation, common property cleaning obligations, owners corporation requirements, and professional service specifications for Australian strata schemes

What is Strata Cleaning?

Strata cleaning is the systematic cleaning and maintenance of common property within strata title schemes (also called body corporate in Queensland, owners corporation in Victoria, strata corporation in New South Wales) covering shared areas including foyers, corridors, stairwells, lifts, car parks, gardens, pools, gyms, and external building facades that are collectively owned by all lot owners under strata title legislation. Strata cleaning obligations arise from Strata Schemes Management Act 2015 (NSW), Owners Corporations Act 2006 (Vic), Body Corporate and Community Management Act 1997 (Qld), Strata Titles Act 1985 (WA), Community Titles Act 1996 (SA), Unit Titles Act 2001 (ACT), and Unit Titles Scheme Act (NT), which mandate owners corporations to properly maintain and keep common property in good and serviceable repair including regular cleaning maintaining hygiene, safety, and property value.

Common property cleaning differs fundamentally from individual lot cleaning (performed by lot owners or tenants within their units) because common property is shared space owned collectively by all proprietors in the strata scheme. The owners corporation (governing body elected by lot owners) holds legal responsibility under strata legislation to manage common property maintenance including cleaning, funded through levied contributions (quarterly or annual strata fees) paid by all lot owners proportionate to their unit entitlement (share of ownership calculated based on lot value or floor area).

Strata cleaning encompasses residential strata schemes (apartment buildings, townhouse complexes, villa units with 5-500+ lots), commercial strata schemes (office buildings, retail centers, industrial parks), mixed-use strata schemes (ground floor retail with residential apartments above), retirement villages operating under strata title, serviced apartments and resort complexes, and community title schemes (gated estates with shared facilities). Property types differ but common property cleaning obligations remain consistent under strata legislation across all jurisdictions.

Strata Title System: Legal Framework and Common Property Definition

Australia’s strata title system originated in New South Wales through Conveyancing (Strata Titles) Act 1961, becoming the world’s first strata title legislation enabling freehold ownership of individual units (lots) within multi-unit buildings while maintaining shared ownership of common areas. This legal framework spread nationally with each state and territory enacting equivalent legislation: Strata Schemes Management Act 2015 (NSW replacing 1996 Act), Owners Corporations Act 2006 (Vic replacing 2000 Act), Body Corporate and Community Management Act 1997 (Qld), Strata Titles Act 1985 (WA), Community Titles Act 1996 (SA), Unit Titles Act 2001 (ACT), and Unit Titles Scheme Act (NT).

Common property is defined under strata legislation as any part of the parcel (land and buildings) that is not comprised in a lot, automatically including: building external walls and roofs, foundation and structural elements, foyers and entrance lobbies, internal corridors and hallways, stairwells and staircase structures, lifts (elevators) and lift wells, car parking areas (basement and surface), driveways and access roads, gardens and landscaped areas, swimming pools and pool equipment rooms, gyms and recreation facilities, building manager’s office, waste collection areas and bin storage rooms, letter box areas, utility infrastructure (water mains, electrical switchboards, fire safety systems, CCTV security systems), and external building facades and windows.

Strata plans (registered survey plans lodged with Land Titles Office showing lot boundaries and common property) legally define what constitutes common property versus individual lots. Lot boundaries typically extend to inner surfaces of external walls, meaning external wall cleaning is common property obligation. Window cleaning is split: internal window surfaces (inside lot boundary) are lot owner responsibility, external window surfaces (outside lot boundary on common property facade) are owners corporation responsibility.

Owners Corporation Obligations Under Strata Legislation

Owners corporations hold statutory obligations under strata legislation to properly maintain and keep common property in good and serviceable repair, specifically including cleaning obligations. Strata Schemes Management Act 2015 (NSW) Section 106 requires owners corporations to properly maintain and keep in a state of good and serviceable repair the common property and any personal property vested in the owners corporation. Owners Corporations Act 2006 (Vic) Section 46 mandates maintenance, repair, and replacement of common property. Body Corporate and Community Management Act 1997 (Qld) Section 180 requires bodies corporate to maintain common property in good condition.

Failure to maintain common property including inadequate cleaning creates legal liability exposure. Lot owners can initiate dispute resolution through state tribunals: NSW Civil and Administrative Tribunal (NCAT), Victorian Civil and Administrative Tribunal (VCAT), Queensland Civil and Administrative Tribunal (QCAT), State Administrative Tribunal (SAT) in Western Australia. Tribunals have authority to issue orders requiring owners corporations to rectify maintenance failures, award damages to lot owners suffering loss from inadequate maintenance, and appoint compulsory building managers where owners corporation fails governance obligations.

Insurance implications compound inadequate maintenance. Strata building insurance policies (mandatory under strata legislation covering common property and building structure) often contain exclusions for damage resulting from lack of maintenance including cleaning. For example, water damage from blocked gutters due to inadequate cleaning may not be covered. Insurers can deny claims or increase premiums where maintenance records demonstrate neglect. This creates financial risk for all lot owners who collectively bear insurance costs through strata levies.

Common Property Areas Requiring Regular Strata Cleaning

Strata cleaning covers diverse common property areas with cleaning frequencies and specifications varying by area type, usage intensity, and building standards. Professional strata cleaning contracts document exact cleaning schedules, tasks, and quality standards for each area.

Entrance Foyers and Reception Areas

Entrance foyers receive highest foot traffic (50-200+ daily entries in medium residential buildings, 500-2,000+ in large commercial strata) creating rapid soil accumulation requiring daily to twice-daily cleaning maintaining first impression standards affecting property values and tenant satisfaction. Cleaning includes: floor vacuuming and mopping using appropriate products for floor type (porcelain tile, marble, granite, engineered timber, polished concrete), glass door and window cleaning (interior and exterior surfaces maintaining optical clarity), reception desk and furniture dusting and polishing, mirror cleaning (streak-free finish), letterbox area cleaning and mail slot wiping, directory board cleaning, and high-touch surface disinfection (door handles, access card readers, intercom panels, lift call buttons).

Foyer floor types in prestige buildings require specialist knowledge: marble floors (pH-neutral cleaners 6-8, avoid acidic products causing etching, periodic diamond polishing maintaining gloss), granite (similar to marble but more acid-resistant), polished concrete (sealed surfaces requiring neutral to slightly alkaline cleaners pH 7-9), engineered timber (damp mopping only, no wet mopping causing water damage and warping). Incorrect product selection causes permanent damage reducing property value by degrading expensive finishes.

Corridors and Internal Hallways

Internal corridors connect individual lots to lifts, stairs, and exits, accumulating tracked soil, dust, and debris from daily resident movement. Residential corridors typically require 2-3 weekly cleaning, high-traffic commercial corridors require daily cleaning. Cleaning tasks: carpet vacuuming (high-traffic corridor carpets require commercial-grade vacuums 1,000-1,400 watts with beater bars, 100-150m linear corridor length cleaned per hour), hard floor sweeping and damp mopping, wall spot-cleaning (removing marks, scuffs, handprints at light switch height 120-150cm, shoulder height marks at corners where residents steady themselves 140-180cm), skirting board wiping removing dust accumulation, and light fixture cleaning (removing dead insects and dust degrading illumination by 15-30%).

Corridor carpet replacement costs $40-$120 per square metre for commercial-grade carpet tiles, making carpet maintenance through regular vacuuming and spot-cleaning economically critical. Professional hot water extraction (steam cleaning) performed 2-4 times annually extends carpet life by 30-50% compared to inadequate maintenance causing premature replacement. Corridors in luxury buildings may use hardwood, natural stone, or premium carpet requiring specialized maintenance preserving aesthetic standards and protecting substantial investment.

Stairwells and Fire Stairs

Stairwells serve dual function as daily access routes and emergency fire egress requiring maintenance of cleanliness and safety. Fire safety legislation under National Construction Code and state-specific fire safety regulations mandates stairwells remain clear of obstructions including debris, stored items, and cleaning equipment. Cleaning frequency: 2-3× weekly for residential, daily for commercial, immediate cleaning after spillages creating slip hazards.

Stairwell cleaning tasks: sweeping or vacuuming stairs (starting top working down preventing dust falling onto cleaned areas), handrail wiping and disinfection (handrails contacted by 80-95% of stair users transmitting germs, requiring disinfectant contact time 1-3 minutes), landing areas mopping, cobweb removal from corners and ceiling (aesthetic issue and smoke detector obstruction concern), window cleaning where stairwells have external windows, and emergency lighting checking (reporting non-functional emergency lights to building management). Handrails in buildings housing vulnerable populations (retirement villages, aged care) require daily disinfection reducing infection transmission.

Lifts (Elevators)

Lifts are enclosed high-touch environments requiring daily cleaning and disinfection preventing disease transmission. Average residential lift serves 40-80 residents making 200-400 daily trips. Commercial building lifts serve 500-2,000+ daily trips. COVID-19 pandemic elevated lift cleaning standards with many buildings implementing multiple-daily cleaning protocols now retained as best practice.

Lift cleaning procedure: floor vacuuming or mopping (lift floors accumulate tracked soil and liquid spills from shopping bags, umbrellas), wall panel wiping (stainless steel, laminate, or mirror panels wiped using appropriate non-abrasive cleaners), ceiling cleaning removing dust and cobwebs, door track cleaning preventing door malfunction, and high-touch surface disinfection. High-touch surfaces requiring particular attention: floor selection buttons (most frequently touched, contacted before hand-washing), door open/close buttons, handrails inside cabin, external call buttons on every floor, and access card readers.

Stainless steel lift panels require specific products avoiding abrasion and water marks: pH-neutral cleaners applied with microfibre cloths, buffed to streak-free finish. Mirror panels cleaned using glass cleaner (alcohol-based achieving optical clarity). Harsh abrasive cleaners damage finishes requiring expensive panel replacement at $1,000-$5,000 per lift depending on specification.

Car Parks (Basement and Surface)

Car parking areas are common property requiring regular cleaning maintaining safety (oil spill removal preventing slip hazards), security (good lighting and visibility discouraging crime), and property presentation. Basement car parks accumulate oil/fuel drips, tracked mud, concrete dust, and litter. Surface car parks collect leaves, litter, and weather-blown debris.

Car park cleaning includes: floor sweeping using commercial walk-behind sweepers (covering 2,000-4,000 m²/hour) or ride-on sweepers for large facilities (covering 8,000-15,000 m²/hour), oil stain removal using degreasing compounds (alkaline degreasers pH 11-13 containing sodium hydroxide or potassium hydroxide), pressure washing every 6-12 months removing accumulated grime, line marking inspection (reporting faded line marking requiring repainting maintaining safety and organized parking), drainage pit cleaning preventing blockages causing flooding, cobweb removal from ceilings and walls, and lighting fixture cleaning maintaining illumination levels per Australian Standard AS/NZS 1680 (minimum 20 lux in car parks, 40 lux in thoroughfares).

Stormwater pollution prevention matters in surface car parks. NSW Protection of the Environment Operations Act 1997, Victorian Environment Protection Act 2017, and equivalent state legislation prohibit pollutants entering stormwater drains. Oil and chemical spills must be contained using absorbent materials before sweeping, not hosed into drains. Repeat violations create EPA prosecution risk with fines $4,000-$15,000 for individuals, $8,000-$120,000 for corporations.

Gardens, Lawns, and Landscaped Areas

Gardens and landscaping are common property requiring maintenance including cleaning components: leaf litter collection, weed removal, garden bed edge definition, pathway sweeping, and outdoor furniture cleaning. Strata schemes with extensive landscaping often separate garden maintenance (performed by professional gardeners or landscaping contractors) from hard surface cleaning (performed by cleaning contractors), though some contracts integrate both services.

Leaf litter creates slip hazards on pathways and blocks drainage when accumulated. Autumn leaf fall in deciduous tree areas requires daily to 3× weekly collection during peak season. Garden waste disposal follows council green waste collection or commercial green waste removal ($80-$250 per m³ depending on volume and location). Composting on-site reduces disposal costs but requires dedicated composting area and management preventing odor complaints.

Outdoor common areas in prestige developments include water features (fountains, ponds requiring cleaning of algae, debris removal, and water treatment maintaining aesthetics and preventing mosquito breeding), barbecue facilities (requiring cleaning after use per by-law provisions, deep cleaning by professional cleaners quarterly), and outdoor entertainment areas (alfresco dining areas, rooftop terraces requiring surface cleaning, furniture cleaning, and glass balustrade cleaning).

Swimming Pools and Spa Facilities

Pool areas require split responsibility: water treatment (chemical balance, filtration) performed by licensed pool technicians under Public Health Act pool safety and water quality regulations, and surrounding area cleaning (deck, change rooms, showers, equipment room) performed by cleaning contractors. Pool deck cleaning prevents algae growth creating slip hazards (concrete and tiled pool decks develop algae in constantly wet areas requiring pressure washing or chemical treatment 2-4× annually), removes leaf litter and debris, and maintains furniture (cleaning pool lounges, tables, umbrellas).

Change rooms and shower areas require daily cleaning high-use periods (summer months, weekends): floor mopping with disinfectant, toilet and shower cleaning, mirror cleaning, bin emptying, consumable restocking (toilet paper, soap, paper towels), and ventilation fan cleaning (bathroom exhaust fans accumulate lint reducing efficiency, requiring quarterly cleaning). Inadequate bathroom cleaning generates resident complaints about hygiene standards and reduces facility usage diminishing amenity value supporting property prices.

Gyms and Recreation Facilities

Gym common property requires daily cleaning maintaining hygiene standards: equipment wiping (cleaning sprays and disposable wipes for residents to self-clean after use, professional cleaners deep-clean equipment daily), floor cleaning (gym floors accumulate sweat, dust, rubber residue from dropped weights requiring vacuuming and mopping), mirror cleaning (large wall mirrors common in gyms requiring streak-free cleaning), change room and shower cleaning (as per pool facilities), and bin emptying (tissues, wipes disposal).

Equipment manufacturers specify cleaning requirements: alcohol-based cleaners safe for vinyl upholstery and painted surfaces, avoid bleach or harsh solvents damaging vinyl causing cracking. Professional gym equipment costs $500-$8,000 per unit, making proper maintenance economically important preserving investment. Gym equipment suppliers often provide maintenance training including cleaning specifications during installation.

Waste Management Areas

Bin storage rooms and waste collection points require frequent cleaning preventing odor, pest attraction, and public health issues. Councils impose waste management requirements through local environmental plans and waste management notices. Cleaning includes: bin room floor cleaning (spills and leakage from overloaded bins create odor and attract pests, requiring daily sweeping, weekly pressure washing with disinfectant), bin external cleaning (wiping bin exteriors removing residue), surrounding area litter collection, and odor control (enzyme-based odor neutralizers or bicarbonate solutions sprayed in bin rooms).

Waste collection timing affects cleaning requirements: councils collect residential bins weekly general waste, fortnightly recycling creating accumulation requiring adequate bin quantity. Insufficient bin capacity causes overflow, illegal dumping in common areas, and resident dissatisfaction. Strata committees regularly review bin numbers with waste contractors adjusting capacity to demand. Commercial strata schemes require daily or multiple-daily collections managing higher waste volumes.

External Building Cleaning

External building facades, windows, gutters, and building services are common property requiring periodic specialized cleaning. External window cleaning in buildings above 2 storeys requires working-at-heights licensing and equipment (abseil access, elevated work platforms, water-fed poles up to 20 meters), performed by specialist contractors quarterly to annually depending on building location and environmental factors (buildings near ocean or industrial areas require more frequent cleaning due to salt spray or airborne particulates).

Facade cleaning depends on building material: glass facades (quarterly cleaning using pure water window cleaning systems achieving spot-free drying), painted surfaces (annual pressure washing at 1,500-2,500 PSI avoiding paint damage, repaint every 7-10 years), face brick (minimal maintenance, pressure washing every 1-3 years removing organic growth), render/stucco (gentle pressure washing 800-1,500 PSI, checking for cracks requiring repair), and cladding systems (manufacturer specifications regarding cleaning methods and approved products).

Gutter and downpipe cleaning prevents water damage and breeding sites for mosquitoes. NSW Public Health Act 2010 and equivalent state legislation designate standing water in blocked gutters as public health nuisance enabling council orders requiring rectification. Gutter cleaning frequency: twice annually (autumn after leaf fall, spring before storms), more frequently for buildings with significant tree coverage. Professional gutter cleaning costs $200-$800 per service for medium residential building depending on accessibility and building height.

Strata Cleaning Contract Structures and Service Levels

Professional strata cleaning operates under formal service agreements (cleaning contracts) between owners corporation and cleaning contractor detailing service specification, cleaning frequencies, quality standards, payment terms, and termination provisions. Contracts typically run 12-24 months providing price certainty and service continuity, with options to extend subject to satisfactory performance and price review.

Routine Cleaning vs Ad-Hoc Deep Cleaning

Strata cleaning contracts separate routine cleaning (regular scheduled services maintaining day-to-day cleanliness performed weekly, 2-3× weekly, or daily depending on area and building type) from ad-hoc deep cleaning (intensive periodic cleaning projects addressing accumulated soil or specialized maintenance requirements quoted separately outside routine contract). Routine cleaning maintains baseline cleanliness. Deep cleaning addresses what routine cleaning cannot: carpet extraction (hot water extraction removing embedded soil from carpet fibers, performed 2-4× annually at $2-$6 per m²), hard floor stripping and resealing (removing old sealer coats and applying fresh sealer restoring floor appearance, performed annually or biannually at $8-$16 per m²), pressure washing driveways and facades, and post-renovation cleaning (removing construction dust and residues after building works).

Contract structures: fixed monthly fee (most common for routine cleaning, providing budget certainty), hourly rate (typically $35-$55 per cleaner hour depending on location and service complexity, used for variable scope or small buildings), or per-service rate (quoted per cleaning visit, used for infrequent cleaning such as fortnightly service). Contracts specify included services (routine cleaning tasks) and excluded services (deep cleaning, window cleaning above ground floor, garden maintenance) requiring separate quotation.

Quality Standards and Contract Monitoring

Professional contracts include quality specifications: visual cleanliness standards (surfaces free of visible soil, dust, marks), ATP testing in premium buildings (<500 RLU on high-touch surfaces), photographic documentation (before/after photos for deep cleaning projects), and resident feedback mechanisms (complaints recorded and addressed within 24-48 hours).

Contract monitoring by owners corporation or building manager: regular inspections (weekly or monthly walkthroughs assessing cleaning quality against checklist), periodic supervisor inspections (cleaning company supervisors conduct own quality checks confirming staff performance), and annual contract review (assessing overall performance, price review, decision to renew or retender). Poor performance triggers graduated response: verbal feedback to cleaner, written warning to cleaning company, penalty deductions from payment (where contract includes performance penalty clauses), through to contract termination (typically requiring 30-day notice unless serious breach allows immediate termination).

Strata Cleaning Costs and Budgeting

Strata cleaning costs vary significantly by building size, service frequency, location, and cleaning scope. Sydney and Melbourne CBD buildings pay 15-25% premium over regional areas due to parking costs, traffic congestion, and higher contractor overhead. Typical monthly costs: small residential building 8-15 lots, weekly cleaning: $200-$500/month ($25-$33 per lot per month); medium building 20-40 lots, 2-3× weekly: $800-$1,800/month ($40-$45 per lot per month); large building 50-150 lots, daily cleaning: $2,500-$8,000/month ($50-$53 per lot per month).

Per-lot cleaning costs decrease as building size increases because fixed costs (travel time, equipment setup) spread across more lots. However, absolute total cost increases with building size reflecting greater cleaning area and time. Owners corporation budgets cleaning within administrative fund (covering routine maintenance and recurring expenses) funded through quarterly strata levies. Major cleaning projects (facade restoration, carpet replacement) may require capital works fund levy or special levy where administrative fund insufficient.

Selecting Professional Strata Cleaning Contractors

Owners corporations select cleaning contractors through tender process (formal competitive quotation for buildings with 50+ lots) or quote comparison (informal quote comparison for smaller buildings). Selection criteria beyond price include: contractor reputation and experience with strata properties (verified through references from other owners corporations), insurance coverage (public liability $10-$20 million, workers compensation currency), police checks for staff (Working with Children Check for retirement villages, standard police checks for other properties), industry membership (BSCAA membership indicating professional standards compliance), and proposed cleaning methodology (detailed cleaning specifications demonstrating understanding of building requirements).

Three-quote minimum is best practice enabling price and service comparison. Quotes should be directly comparable: same cleaning frequency, same areas covered, same cleaning tasks specified. Wide price variations (>30% between quotes) typically indicate different scope understanding requiring clarification ensuring all contractors quoting equivalent service. Owners corporations should verify contractor business credentials: ABN registration, business insurance currency, workers compensation policy, and absence of significant tribunal orders or liquidation history.

Summary: Professional Strata Cleaning in Australian Schemes

Strata cleaning maintains common property within strata title schemes under legislation mandating owners corporations to properly maintain shared areas owned collectively by lot proprietors. Strata Schemes Management Act 2015 (NSW), Owners Corporations Act 2006 (Vic), Body Corporate and Community Management Act 1997 (Qld), and equivalent state/territory Acts establish statutory obligations to maintain common property in good and serviceable repair including regular cleaning funded through quarterly strata levies.

Common property requiring professional cleaning includes: entrance foyers and reception areas (daily cleaning, marble/granite/timber floors requiring specialist products pH 6-9), internal corridors (carpet vacuuming 2-3× weekly or daily, hard floor mopping, wall spot-cleaning), stairwells (2-3× weekly minimum, handrail disinfection reducing transmission), lifts (daily cleaning and high-touch surface disinfection, stainless steel panels requiring specific non-abrasive products), car parks (regular sweeping 2,000-15,000 m²/hour, pressure washing 6-12 monthly, oil stain removal using alkaline degreasers pH 11-13), gardens and pathways (leaf collection, pathway sweeping, furniture cleaning), pool areas (deck cleaning, change room daily cleaning), gyms (equipment wiping, floor cleaning, mirror cleaning), waste areas (bin room floor cleaning weekly, odor control), and external building (facade cleaning, window cleaning requiring working-at-heights licensing, gutter cleaning twice annually).

Professional contracts specify routine cleaning (regular scheduled maintenance) and ad-hoc deep cleaning (carpet extraction $2-$6 per m², hard floor restoration $8-$16 per m², pressure washing). Quality standards include visual cleanliness, ATP testing in premium buildings (<500 RLU high-touch surfaces), and resident feedback mechanisms with 24-48 hour issue resolution. Typical costs: small buildings $200-$500/month ($25-$33 per lot), medium buildings $800-$1,800/month ($40-$45 per lot), large buildings $2,500-$8,000/month ($50-$53 per lot). Sydney/Melbourne CBD buildings pay 15-25% premium over regional areas due to parking ($25-$50/day), traffic congestion, and contractor overhead.

Contractor selection criteria include: reputation and strata experience, insurance coverage (public liability $10-$20M, workers compensation currency), police-checked staff, BSCAA membership, and detailed cleaning methodology. Three-quote minimum enables comparison ensuring equivalent scope understanding. Inadequate cleaning creates legal liability under strata legislation, insurance claim denial risk, property value impacts, and resident dissatisfaction driving tribunal disputes. Professional cleaning protects property investment, maintains amenity standards, and ensures owners corporation meets statutory maintenance obligations under Australian strata framework.

This strata cleaning guide is provided for informational purposes. Strata title obligations vary by state and territory under Strata Schemes Management Act 2015 (NSW), Owners Corporations Act 2006 (Vic), Body Corporate and Community Management Act 1997 (Qld), Strata Titles Act 1985 (WA), Community Titles Act 1996 (SA), Unit Titles Act 2001 (ACT), and Unit Titles Scheme Act (NT). Owners corporations should consult strata managers, legal advisors, and professional cleaning contractors for scheme-specific requirements. Common property definitions, maintenance obligations, and dispute resolution procedures are contained in registered strata plans and strata by-laws specific to each scheme.

Reference Tables and Specifications

Table 1: Australian Strata Title Legislation by State and Territory

State/Territory	Primary Legislation	Governing Body Term	Maintenance Clause	Tribunal
NSW	Strata Schemes Management Act 2015	Owners Corporation	Section 106	NCAT
Victoria	Owners Corporations Act 2006	Owners Corporation	Section 46	VCAT
Queensland	Body Corporate & Community Management Act 1997	Body Corporate	Section 180	QCAT
Western Australia	Strata Titles Act 1985	Strata Company	Section 91	SAT
South Australia	Community Titles Act 1996	Community Corporation	Section 120	SACAT
ACT	Unit Titles Act 2001	Owners Corporation	Section 28	ACAT
Northern Territory	Unit Titles Scheme Act	Body Corporate	Section 51	NTCAT

Table 2: Common Property Areas – Cleaning Frequencies and Specifications

Area Type	Residential Frequency	Commercial Frequency	Key Tasks	Special Requirements
Entrance Foyers	Daily-2×daily	2-3×daily	Floor cleaning, glass doors, high-touch disinfection	Floor-specific products (marble pH 6-8)
Corridors	2-3×weekly	Daily	Vacuum/mop, wall spot-clean, skirting wipe	Carpet extraction 2-4× annually
Stairwells	2-3×weekly	Daily	Sweep/vacuum stairs, handrail disinfection	Fire safety clearance compliance
Lifts	Daily	Daily-2×daily	Floor clean, panel wipe, button disinfection	Stainless steel specific products
Car Parks	Weekly-fortnightly	Weekly	Sweeping, oil stain removal, drainage check	EPA stormwater compliance
Gardens/Lawns	Weekly	Weekly-2×weekly	Leaf collection, pathway sweep, furniture clean	Autumn daily collection
Pool Decks	Daily (summer)	Daily (summer)	Deck sweep/mop, furniture clean	Pressure wash 2-4× annually
Gyms	Daily	Daily	Equipment wipe, floor clean, mirror clean	Alcohol-based equipment cleaners
Waste Areas	Daily sweep, weekly wash	Daily	Floor clean, bin wipe, odor control	Enzyme odor neutralizers

Table 3: Typical Monthly Cleaning Costs by Building Size (Weekly Service)

Building Size	Lot Count	Monthly Cost Range	Cost Per Lot	Service Level
Small	8-15 lots	$200-$500	$25-$33	Weekly routine cleaning
Medium	20-40 lots	$800-$1,800	$40-$45	2-3× weekly cleaning
Large	50-150 lots	$2,500-$8,000	$50-$53	Daily cleaning
Premium/CBD	Any size	+15-25% above	Premium rate	Daily + enhanced standards
Deep Clean Add-On	Per m²	$2-$6 (carpet)	N/A	Quarterly extraction
Deep Clean Add-On	Per m²	$8-$16 (floor)	N/A	Annual restoration

Table 4: Floor Type Cleaning Specifications and Requirements

Floor Type	Appropriate pH Range	Cleaning Method	Products to Avoid	Maintenance Frequency
Marble/Limestone	pH 6-8 (neutral only)	Damp mop, never wet	Acidic cleaners (cause etching)	Diamond polish annually
Granite	pH 6-9 (neutral-mild alkaline)	Damp mop	Harsh acids	Reseal every 1-2 years
Polished Concrete	pH 7-9 (neutral-alkaline)	Dust mop, damp mop	Acids	Reseal every 2-3 years
Engineered Timber	pH 6-8 (neutral)	Damp mop only, no soaking	Excess water (causes warping)	Re-oil every 1-2 years
Ceramic/Porcelain Tile	pH 6-11 (wide range)	Wet mop, scrub grout	None (very durable)	Grout clean annually
Carpet	pH 7-9 (neutral-mild alkaline)	Vacuum, extraction	Over-wetting (mold risk)	Extract 2-4× annually

Table 5: Professional Strata Cleaning Contractor Selection Criteria

Criterion	Requirement	Verification Method	Red Flags
Insurance	Public liability $10-$20M, Workers comp current	Certificate of currency	Expired policies, low coverage
Experience	3+ years strata experience, Similar building portfolio	References from other OCs	No strata experience, no references
Pricing	Competitive within market range, Detailed quote	Compare 3+ quotes	>30% below market (quality risk)
Staff Vetting	Police checks, WWCC for retirement villages	Verification documentation	No background checks
BSCAA Membership	Current BSCAA membership (preferred)	Membership verification	No industry associations
Equipment	Commercial-grade vacuums, Floor equipment	Site inspection, Equipment list	Domestic equipment only
Availability	Responsive communication, 24-48hr issue resolution	Trial communication	Slow response, unavailability
ABN/ACN	Registered business, No liquidation history	ABN lookup, ASIC search	Unlicensed, previous liquidations

Table 6: Common Property vs Lot Owner Cleaning Responsibilities

Item/Area	Common Property (OC Responsibility)	Lot Owner Responsibility	Determined By
External Window Surfaces	Yes – outside lot boundary	No	Strata plan lot boundary
Internal Window Surfaces	No	Yes – inside lot boundary	Strata plan lot boundary
Entrance Foyer	Yes	N/A	Designated common property
Corridors	Yes	N/A	Designated common property
Stairwells	Yes	N/A	Designated common property
Lifts	Yes	N/A	Designated common property
Car Park Spaces	Yes – common area	Keep own space tidy	Common property with exclusive use
Balconies	Structural elements	Internal surfaces, cleaning	Strata plan + by-laws
Gardens	Yes – landscaped common areas	Own planter boxes if any	Strata plan
Pool Area	Yes – pool and surrounds	N/A	Designated common property