Managing a strata scheme means wearing a lot of hats. Maintenance, budgets, owners’ meetings, compliance. Cleaning is one of those responsibilities that can quietly become a source of disputes if it’s not being handled consistently.
This guide covers what strata cleaning services involve, what Victorian legislation says about common area maintenance, how cleaning contracts are typically structured, and what body corporate managers should check before engaging a strata cleaning company.
What Does Body Corporate Cleaning Cover?
Strata cleaning services refer to the professional cleaning and maintenance of common property in a multi-unit development. This includes any area that is shared by residents and sits outside the boundaries of individual lots.
Common areas vary depending on the type of strata scheme, but typically include:
- Building lobbies and entrance areas
- Lifts and lift lobbies
- Internal stairwells and corridors
- Shared amenities (gyms, pools, common rooms)
- External pathways, driveways, and car parks
- Bin storage areas
- External facades and windows (where included in scope)
- Garden and landscaped areas (often managed separately under grounds maintenance)
The scope of strata cleaning is defined by the lot boundaries described in the strata plan. Anything outside a lot boundary is common property, and the owners’ corporation is responsible for its maintenance.
What Victorian Law Requires
In Victoria, strata properties are governed by the Owners Corporations Act 2006 and the Owners Corporations Regulations 2018.
Under this legislation, an owners corporation (body corporate) has a legal obligation to:
- Maintain and repair common property in good repair
- Keep common areas clean and in a condition consistent with the purpose for which they are intended
- Take out and maintain required insurance (including public liability for common areas)
The regulations don’t prescribe a cleaning frequency, but the “good repair” and “fit for purpose” standard sets a practical baseline. Common areas that are visibly soiled, have accumulated grime, or present a hygiene or safety risk would generally not meet this standard.
For larger owners’ corporations (those with annual fees over a certain threshold or more than a set number of lots), additional administrative and financial obligations apply under the tiered regulation system. A strata manager or owners corporation manager can advise on which tier applies to your scheme.
What a Common Area Strata Cleaning Contract Should Cover
A good strata cleaning contract removes ambiguity and protects the owners’ corporation. Before signing with any strata cleaning company, the agreement should clearly specify:
Scope of work
Every area to be cleaned should be listed explicitly. “Common areas” is not enough. The contract should name lobbies, stairwells, lift interiors, specific amenity rooms, and any external areas included.
Cleaning frequency
How often each area is cleaned. High-traffic areas like lobbies and lifts typically need more frequent attention than low-traffic corridors or external paths.
Specific tasks per visit
What is done in each session: vacuuming, mopping, wiping surfaces, cleaning glass, emptying bins, sanitising touchpoints (lift buttons, door handles, intercom panels), and so on.
Products used
Particularly relevant for buildings with gyms, pools, or kitchens where specific cleaning standards apply, or where residents have chemical sensitivities.
Reporting and communication
How issues are flagged (maintenance items noticed during cleaning, damage, vandalism) and to whom.
Liability and insurance
The cleaning company should hold public liability insurance. Check the limit and that the policy covers work on strata properties.
Contract term and exit provisions
What notice is required to terminate, and whether performance issues give grounds for early termination without penalty.
Common Area Cleaning Standards Checklist
This checklist covers what a professional strata cleaning service should address on a regular basis across typical common areas.
Lobbies and Entrance Areas
- Hard floors mopped and free of marks, spills, and debris
- Entry mats vacuumed or shaken
- Glass doors and sidelights cleaned streak-free
- Letterbox area wiped down and tidy
- Intercom panels and light switches wiped
- Noticeboards dusted
- Cobwebs removed from ceilings and corners
Stairwells and Corridors
- Floors vacuumed or swept and mopped
- Handrails wiped down
- Light fittings and emergency exit signs dusted
- Skirting boards dusted
- Walls spot-cleaned for marks
Lifts
- Lift floor vacuumed or mopped
- Interior walls and panels wiped down
- Lift buttons and touchpoints sanitised
- Door tracks cleaned of debris
- Ceiling and light fittings dusted
Bin Rooms and Storage Areas
- Floors swept and hosed if required
- Bins wiped down externally
- Area deodorised
- Any spillage or waste around bins removed
Amenities (Gym, Pool Surrounds, Common Room)
- Hard floors cleaned
- Equipment wiped down
- Benchtops and surfaces cleaned
- Mirrors cleaned
- Touchpoints (door handles, taps) sanitised
What Affects the Cost of Body Corporate Cleaning?
Strata cleaning is quoted on a site-specific basis. There’s no standard rate because no two buildings are the same. The main cost factors are:
- Size and complexity of common areas: A ten-unit block with a shared lobby is a very different job from a 60-unit complex with lifts, a gym, a pool, and multi-level car parking.
- Cleaning frequency: Daily, three times per week, weekly, fortnightly. More visits = higher total cost, but higher individual visit frequency also means less build-up and faster sessions.
- Lift cleaning: Lifts are high-touch, high-traffic areas and are typically quoted separately because they require specific products and a different cleaning approach.
- Amenities: Pools, gyms, and kitchens add scope and sometimes require specialist cleaning products or training.
- Building condition and access: Buildings with good access, well-maintained common areas, and consistent usage are faster to clean than those with accumulated grime or difficult site access.
Choosing a Strata Cleaning Company
A few things are worth checking before engaging a strata cleaning company for your scheme:
- Insurance: Public liability insurance is non-negotiable. Ask for a certificate of currency and check the coverage limit.
- Experience with strata properties: Strata cleaning is different from residential or commercial office cleaning. A company that understands the specific requirements of common property maintenance, resident communication, and owners’ corporation reporting structures is worth prioritising.
- References from comparable properties: Ask for references from other strata schemes of similar size and type.
- Consistent staffing: Ideally, the same cleaner or team attends your building regularly. Consistency means issues get noticed and reported, and standards are maintained over time.
- Communication: How quickly do they respond when something needs attention outside the regular schedule? Bin room issues, a lobby flood, or vandalism often need a rapid response. Know before you sign.
Vacmate provides strata cleaning services across Geelong, the Bellarine Peninsula, and the Surf Coast. If you’re reviewing your current strata cleaning contract or setting up a new arrangement, call us on (03) 7050 2742 or email info@vacmate.com.au to discuss scope and pricing for your scheme.