Strata Cleaners
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Strata cleaners look after the shared areas of apartment blocks and townhouse complexes: lobbies, lifts, stairwells, corridors, bin rooms, car parks and common outdoor areas. There is no occupational licence for this work, so the essentials are public liability insurance, police-checked staff, and a clearly documented scope agreed with the body corporate or strata manager.
OneBookPlus suits committees and strata managers who want visibility. Recurring visits are scheduled automatically, invoices sit in one place ready for the treasurer, and residents' one-off requests like a garage sweep or window clean can be quoted and booked through the same provider without new paperwork.
Strata Cleaners
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List your business, freeHow to choose a good Strata Cleaner
- Insist on a written scope agreed with the body corporate or strata manager, listing each area and its frequency.
- Confirm public liability insurance at a level your strata manager accepts, plus workers compensation for staff.
- Ask for police checks on cleaners who will hold fobs and keys to residents' common areas.
- Check experience with buildings of similar size, since a six-pack walk-up and a tower need different routines.
- Ask how bin rotation, lift tracks, cobwebs and pressure washing are handled and how often.
- Look for a reporting habit: good strata cleaners photograph issues like leaks and vandalism and tell the manager.
Questions to ask before you book
- What exactly is in the scope, area by area, and how often is each done?
- Do you rotate bins for collection day, and is that included in the price?
- How do you manage keys and fobs, and are your staff police checked?
- Will you report maintenance issues like leaks, broken lights or graffiti to the strata manager?
- What notice applies if the committee wants to change scope or end the contract?
What does a strata cleaner cost in Australia?
Strata cleaning is usually a fixed contract priced per visit or per month, scoped to the building. Small walk-up blocks might pay roughly $100 to $300 a visit, while larger buildings with lifts, multiple levels and daily presence cost considerably more. Frequency, number of levels and lifts, bin rotation, car park sweeping and pressure washing all drive the price. Committees should get like-for-like quotes on the same written scope and confirm GST is included.
Frequently asked questions
Who hires the strata cleaner, the committee or the strata manager?
The owners corporation, also called the body corporate, is the client, usually acting through its committee, with the strata manager handling contracts and payment. Either can gather quotes. Whoever signs, make sure the scope is written into the agreement and shared with the cleaner, the manager and the committee so everyone measures the same job.
What should a strata cleaning scope include?
Typically lobbies, corridors and stairwells vacuumed or mopped, lifts wiped including tracks, glass at entries, bin room cleaning and bin rotation for collection, cobweb removal, and periodic extras like pressure washing and car park sweeping. Frequencies differ per task. A scope that lists areas and frequencies explicitly prevents most disputes about what was meant.
How often should common areas be cleaned?
Small blocks often run weekly or fortnightly visits, mid-size buildings once or twice a week, and large towers with high foot traffic daily. Bin rotation follows the council collection schedule regardless. Foot traffic, pets, lifts and entrance glass push frequency up. Committees commonly review frequency after a few months of resident feedback.
Do strata cleaners need special insurance?
There is no licence, but the owners corporation should require public liability insurance, commonly $10 million or more, and workers compensation for the cleaner's staff, since work happens on common property where residents and visitors walk. Ask for certificates of currency before the contract starts and diarise their expiry dates for renewal checks.
Can the cleaner also do gardening and maintenance?
Many strata cleaning businesses offer add-ons like gardening, mulching, window cleaning and minor maintenance, which can simplify life for a committee. Keep each service itemised in the contract so costs stay visible, and remember licensed trades are still required for electrical, plumbing and other regulated work on common property.
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