Body Corporate Line Marking That Keeps Everyone Happy
Strata carparks have unique challenges. Lot numbers must match titles. Visitor bays need clear marking. Accessible parking must comply with AS/NZS 2890.6. And you're working around residents who need access to their vehicles. We've marked hundreds of body corporate carparks across Australia, from small townhouse complexes to multi-level apartment towers.
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What is Strata Carparks Need a Different Approach?
Quick answer: Line Marking Australia marks body corporate and strata car parks across Australia, numbering every bay to match the lot numbers on your strata plan or plan of subdivision. We mark visitor bays, common property and accessible bays, work in sections so residents can reach their cars, and give 24 to 48 hours notice through your strata manager.
A strata manager in South Yarra called us after their previous contractor created a nightmare. They'd renumbered all the bays but used their own numbering sequence instead of matching the lot numbers on the titles. Unit 15 was now parking in bay 23. The committee had dozens of complaints and had to sort out which bay belonged to which lot. Total mess.
That's why we always start body corporate jobs by getting the plan of subdivision or strata plan. Bay numbers must match lot entitlements. Common property bays need clear designation. Visitor bays must be in locations that match the planning permit. It's not just about painting lines, it's about understanding how strata parking allocation works.
The other challenge is resident access. Unlike a shopping centre carpark that we can close overnight, residents need to get to their cars. We work in sections, notify residents through the strata manager, and ensure there's always access to vehicles. Most jobs require 24-48 hours notice to residents so they can move vehicles from the work area.
We've worked with strata managers across Melbourne and Sydney on everything from 10-bay townhouse complexes to 200+ bay apartment towers. The approach is the same: understand the allocation, coordinate with management, communicate with residents, and deliver clean compliant marking with minimal disruption.
Bay sizes and standards for strata car parks
Residential car parks are designed under AS/NZS 2890.1:2004. Residential bays are usually User Class 1A, which means bays 2.4 m wide and 5.4 m long beside a 5.8 m aisle. Accessible bays follow AS/NZS 2890.6:2009, with a 2.4 m bay and a 2.4 m shared area. Lines are 80 to 100 mm wide.
Read more about numbered bay line marking, visitor parking line marking, and our strata line marking in Melbourne.
Site Inspection
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Professional Marking
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Quality Assurance
Final inspection and compliance sign-off
Compliance Standards
Carpark Design & Layout Standards
AS/NZS 2890.1:2004, Parking facilities Part 1: Off-street car parking. Specifies minimum bay dimensions, aisle widths, and marking requirements. All body corporate carparks must meet this standard.
Accessible Parking Requirements
AS/NZS 2890.6:2009, Parking for people with disabilities. Strata properties must provide accessible parking in accordance with this standard. Number required depends on total bays and building classification.
Strata Scheme Legislation (VIC)
Owners Corporations Act 2006, Victorian legislation governing how strata properties manage common property, including carparks. Bay allocation and numbering must align with registered plans.
Strata Scheme Legislation (NSW)
Strata Schemes Management Act 2015, NSW legislation for strata title management. Includes requirements for common property maintenance and lot entitlement compliance.
Building Fire Safety Requirements
Building Code of Australia (NCC), Fire safety requirements for basement carparks including fire lane marking, emergency exit marking, and equipment access clearances.
Accessibility in Buildings
AS 1428.1:2021, Design for access and mobility. Covers accessible paths from parking to building entries, lift access requirements, and tactile indicators.
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All our work meets or exceeds Australian Standards and state road authority requirements
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AS 1742
Traffic Control Devices
Specifies line colours, widths, arrow designs, and placement for road markings. Ensures all traffic control devices meet national safety standards.
AS/NZS 2890
Parking Facilities
Covers bay dimensions (2.4m × 5.4m standard, 2.4m × 5.4m accessible plus a 2.4m shared zone), aisle widths, and traffic flow requirements for compliant parking areas.
AS 4586
Slip Resistance
Defines slip resistance classifications (P rating) for pedestrian surfaces. Critical for wet areas, ramps, and high-traffic zones.
AS/NZS 1428
Access & Mobility
Sets requirements for accessible parking bays, tactile indicators, and mobility access. Essential for DDA compliance and accessibility audits.
What Our Clients Say
Results based on typical project outcomes. Individual results may vary.
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Frequently Asked Questions
We work from your plan of subdivision or strata plan which shows bay allocations for each lot. Before any painting, we verify the existing layout against the registered plan. If there are discrepancies, we raise them with your strata manager. Numbers are applied to match title entitlements exactly.
We work in sections so residents always have access to their vehicles. Through your strata manager, we notify affected residents 24-48 hours before we need them to move their cars from specific areas. Work areas are clearly marked. We never block residents from vehicle access without prior arrangement.
NCC clause D4D6 specifies ratios based on total parking: 1-50 bays needs 1 accessible bay, 51-200 needs 2, and so on. Building classification also matters. We can audit your facility and advise if you're meeting current requirements.
Absolutely. We prefer to work through strata managers for coordination and resident communication. They can distribute notices, handle questions, and manage vehicle movement requests. We provide everything needed for committee approvals.
We provide before and after photos, compliance documentation confirming AS/NZS 2890 compliance, detailed invoices for your accounting, and bay layout records. Everything your committee needs for annual reports and future reference.
Yes, we clearly mark VISITOR bays, common property parking, and any other designated areas. Clear marking reduces disputes about who can park where and helps enforce your by-laws.
Strata car park bays are usually 2.4 metres wide and 5.4 metres long, which is User Class 1A under AS/NZS 2890.1:2004, with a 5.8 metre aisle. Older buildings may have smaller bays from earlier rules. Line Marking Australia measures your existing bays and keeps the layout that matches your strata plan.
A small townhouse complex of 10 to 20 bays usually takes a few hours, while a 200 bay apartment car park is done in sections over one to three days. Line Marking Australia works out the staging with your strata manager and gives residents 24 to 48 hours notice to move their cars.
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