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12 questions to ask a painting contractor before your strata signs

Art Vision team · October 2026 · 6 min read

KEY TAKEAWAYS

  • Ask for the certificate of insurance and the WorkSafeBC clearance letter with the quote.
  • Find out who will actually do the work.
  • Make sure preparation is itemized, not just "included".
  • Ask for references from other strata councils, with contact details.

Comparing three painting quotes is hard when each one describes the work differently. These questions put every contractor on the same page, and the answers tell you a lot.

The documents

  1. Can you send your certificate of insurance? Check the commercial general liability amount and that it is current.
  2. Do you have a WorkSafeBC clearance letter? It protects the strata if the contractor's account is not in good standing.
  3. What warranty do you give, in writing? How many years, and what it covers.
  4. Can we speak to three to five strata references? With names and contact details, not just a list of addresses.

The scope

  1. Which surfaces are included, and which are not? Siding, trim, soffits, doors, railings, fences, parkade walls.
  2. Is preparation itemized, or just "included"? Washing, scraping, caulking and priming are where cheap quotes cut corners.
  3. How will you price wood rot you find? An allowance or a unit rate keeps surprises fair.
  4. Which products, and how many coats? And whether the work follows Master Painters Institute standards.

The project

  1. Will your own crew do the work, or subcontractors?
  2. What is the plan for rain? Exterior work on the coast always needs one.
  3. How will you communicate with residents? Notices, access, daily clean-up.
  4. Who is our single point of contact, from the quote to the final walk-through?

Answers that should worry you

  • A price over the phone, without anyone visiting the building.
  • "Prep is included" with no detail.
  • No certificate of insurance until after you sign.
  • No strata references you can actually call.

This guide is general information for strata councils and property managers in British Columbia, not legal advice. Check your registered bylaws and the current Strata Property Act, or ask your property manager or a lawyer, before relying on it for a decision.

More guides

All guides
PlanningHow often should a strata repaint in Metro Vancouver?Typical repaint cycles for siding, stucco, trim and railings on the coast, what shortens them, and the signs that say it is time. 6 min readRead guide → Depreciation reportsPainting and your depreciation report: how to plan the repaintHow to read the painting lines in your depreciation report, what changed in 2024, and how to turn an estimate into a price the council can vote on. 7 min readRead guide → Strata rulesApproving a strata repaint in BC: majority vote, 3/4 vote and special leviesHow a repaint is usually funded and approved under the Strata Property Act, and what the council should have in hand before the meeting. 6 min readRead guide →

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