Strata Body Corporate Line Marking Owner Guide | Line
Strata line marking requires committee approval and understanding of common property rules.
Strata Body Corporate Line Marking Owner Guide
A strata committee member from a Docklands apartment complex contacted us last month. Their basement carpark markings had faded to the point where residents were parking across bay lines and visitor spots had become a free-for-all. But getting quotes required navigating strata approval processes they'd never dealt with before.
Strata properties have unique requirements for line marking projects. Understanding the approval process, common property rules, and funding mechanisms helps ensure smooth project delivery. Learn more about our line marking removal
Understanding Common Property
Carparks in strata schemes are typically common property owned collectively by all lot owners. Even individually allocated parking spaces usually sit on common property with exclusive use rights assigned to specific lots. Learn more about our full carpark compliance guide
This means line marking decisions require body corporate/owners corporation approval rather than individual owner decisions.
What's Typically Common Property:
- Carpark floors, walls, and ceilings
- Driveways and access ramps
- Visitor parking areas
- Line markings and bay numbers
- Pedestrian walkways within carpark
The Approval Process
Line marking projects typically fall under maintenance expenditure, which may require different approval levels depending on cost and your strata scheme's rules.
Typical Approval Pathway:
- Committee member or building manager identifies need
- Obtain 2-3 quotes from licensed contractors
- Present quotes at committee meeting
- Committee approves if within delegated spending limits
- Larger projects may require AGM/EGM resolution
- Strata manager engages contractor and coordinates access
Spending Thresholds (Victoria):
- Under $1,000: Building manager may approve directly
- $1,000-$5,000: Committee approval typically sufficient
- Over $5,000: May require ordinary resolution at general meeting
Note: Thresholds vary by state and individual scheme rules. Check your strata by-laws.
Common Strata Carpark Requirements
Bay Numbering
Most strata schemes require bay numbers matching lot entitlements or exclusive use allocations. Numbers should be clearly visible, typically 200-300mm height, positioned at the rear of each bay.
Visitor Parking
Visitor spaces must be clearly marked with VISITOR text. Many schemes also include time limits (e.g., 4 HOUR VISITOR PARKING). These markings help enforce visitor parking rules in schemes with ongoing compliance issues.
Accessible Parking
Strata schemes must maintain accessible parking per original building approval. These spaces require compliant International Symbol of Access markings and shared access zones per AS/NZS 2890.6:2009.
Traffic Flow Markings
Directional arrows, NO ENTRY symbols, and speed limit markings (typically 10km/h) help manage traffic flow in multi-level basement carparks.
Funding Line Marking Projects
Line marking is typically funded from the administrative fund (day-to-day maintenance) rather than capital works fund, as it's considered routine maintenance rather than major capital improvement.
Funding Options:
- Administrative fund: Routine maintenance, minor touch-ups
- Capital works fund: Major full-carpark repaint projects
- Special levy: If funds insufficient and project urgent
Scheduling Around Residents
Strata carparks are used 24/7. Scheduling requires coordination with residents and building management to minimise disruption.
Typical Approach:
- Notice to residents minimum 7-14 days before works
- Work overnight (10pm-6am) or during business hours (9am-4pm)
- Complete one level or zone per session
- Temporary relocation of vehicles to completed areas
- Use fast-dry products to minimise cure time
What to Include in Your Quote Request
When requesting quotes for strata committee consideration, ensure you provide enough information for accurate pricing and like-for-like comparison. Learn more about our carpark line marking Melbourne
Information to Provide:
- Number of parking bays and levels
- Current condition (photos helpful)
- Specific requirements (new numbering, visitor markings, etc.)
- Access arrangements and security requirements
- Preferred scheduling (overnight vs daytime)
- Building manager contact details
Request a strata carpark line marking quote
Frequently Asked Questions
Can individual owners request changes to their bay markings?
Generally no. Even exclusive use spaces are on common property. Changes require committee approval. However, owners can raise requests through the committee for consideration at the next meeting.
How much does strata carpark line marking cost?
Typical costs range from $25-45 per bay for waterborne paint including numbers, or $60-90 per bay for thermoplastic. A 50-bay basement carpark usually costs $2,000-4,000 complete.
Do we need to repaint bay numbers every time?
Not necessarily. If numbers are still legible, you may only need to refresh bay lines and other faded markings. We assess each element and quote accordingly, which can reduce costs.
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Frequently Asked Questions
Who approves line marking in a strata car park?
In a strata scheme the car park is usually common property, so line marking is approved by the owners corporation or body corporate committee, not individual owners. In Victoria, works under $1,000 may be approved by the building manager, $1,000–$5,000 by the committee, and larger projects may need a general meeting resolution. Thresholds vary by state and by-laws.
Which strata fund pays for line marking?
Routine strata line marking and minor touch-ups are usually paid from the administrative fund, because they count as day-to-day maintenance. A major full car park repaint may come from the capital works fund, and a special levy can be raised if the strata funds are too low and the line marking work is urgent.
How much notice should residents get before car park line marking?
Residents should get at least 7–14 days’ notice before strata car park line marking. Works are usually done overnight from 10pm to 6am or during business hours from 9am to 4pm, one level or zone at a time, with cars moved temporarily to finished areas and fast-dry products used to cut cure time.
How big should strata bay numbers be?
Strata bay numbers are typically 200–300 mm high and painted at the rear of each bay, so drivers can read them easily. Strata bay numbers should match the lot entitlements or exclusive use allocations for each lot, which helps settle parking disputes between owners and tenants.
Do strata car parks need accessible parking bays?
A strata scheme must keep the accessible parking required by its original building approval. Accessible bays need a compliant International Symbol of Access and a shared area beside the bay, as set out in AS/NZS 2890.6:2009, and these strata car park markings should be kept clear and repainted when they fade.
What should a strata committee include in a line marking quote request?
A strata line marking quote request should include the number of bays and levels, photos of the current condition, any new requirements such as numbering or visitor markings, access and security arrangements, preferred timing (overnight or daytime) and the building manager’s contact details, so quotes can be compared like for like.
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Written by
Nizi BhandaryLine Marking Specialist, Line Marking Australia
Nizi Bhandary is a line marking specialist with Line Marking Australia, working hands-on across car park, warehouse, road and sports-court projects nationwide. Nizi focuses on AS/NZS 2890 and AS 1742 compliant work and writes these guides to help facility managers, builders and councils get compliant, long-lasting line marking — without the guesswork.
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