A homeowner hires a painter once every several years. A property manager might oversee dozens of buildings, and a strata council plans maintenance years ahead. For a painting company, that means a few good relationships with the right buyers can be worth more than hundreds of residential leads. This service builds those relationships deliberately.
What it is
Strata and commercial marketing positions your company for buyers who plan painting on a budget: strata corporations and condo boards, property-management firms, commercial landlords, facility managers, and general contractors who subcontract finishes.
These buyers don't search "painters near me" on a Saturday. They keep shortlists, ask peers, read capability documents and look for evidence that you can handle occupied buildings, tight access and safety rules. The marketing therefore looks different from residential work:
- a clear capabilities page and a downloadable one-page summary
- project sheets for comparable buildings, with scope, schedule and access challenges
- visible information on insurance, safety programs and workers' compensation coverage
- a target list of managers and councils, and a plan to stay in touch between bids
Why planned maintenance creates openings
In British Columbia, for example, the province says strata corporations with five or more lots must obtain a depreciation report every five years, and the component inventory covers the building exterior. Reports like these help councils see major exterior work coming, which is why exterior repaints often appear in budgets well before they go to bid.
The marketing lesson is timing. Being known to the council or manager when the budget is set is usually more valuable than answering a public tender at the last minute. Other provinces have their own condo and strata rules; check your province's official sources, and see our areas pages for regional context.
Who it's for
- painting companies with at least two crews, or the ability to add one for a large project
- residential painters who want steadier work in shoulder seasons
- commercial coaters wanting more direct work instead of only subcontracting
- owners whose crews include certified journeypersons; Painter and Decorator is a Red Seal trade designated in all 13 provinces and territories, and some buyers value seeing it
What's included
- Positioning: which building types and project sizes you are strongest at, and how to say so plainly.
- Capability materials: web page, one-page summary and project sheets.
- Target list: property-management firms, strata management companies and commercial owners in your service area.
- Contact plan: a respectful rhythm of useful contact, such as a short note before budget season or a maintenance checklist for exterior coatings.
- LinkedIn and email basics for the owner or estimator, written to suit Canada's anti-spam rules.
- Reporting on bid invitations, bids submitted and contracts won.
Timeline
| When | What happens |
|---|---|
| Month 1 | Positioning, capability page and first project sheets |
| Month 2 | Target list built, first contact round |
| Months 3–12 | Quarterly contact, new project sheets after each job |
| Year 2 | Repeat invitations from managers who know you |
This is a slow channel. The first invitations can arrive within a season, but the real value builds over one or two budget cycles.
How results are measured
- invitations to bid, and from whom
- bids submitted, won and lost, with reasons
- average contract size compared with residential jobs
- share of annual revenue from planned-maintenance clients
Mistakes painters make with commercial buyers
- Sending a residential brochure to a property manager.
- Hiding insurance and safety information until asked. Put it on the page.
- Chasing every tender. Bidding on buildings far beyond your crew size wastes estimating time.
- Going silent between projects. Managers remember the painter who sent a useful note in March.
- Overstating experience. Show the buildings you have done. A smaller true list beats a vague big one.
This work pairs naturally with a strong portfolio website and disciplined estimate follow-up. Read the full playbook in our guide to strata and property-manager repaints.
Frequently asked questions
How do painters get on a property manager's bid list?
Usually by being known before a bid is issued: a capabilities document, proof of insurance and safety coverage, references from similar buildings, and regular, useful contact. Cold bids from unknown companies are often filtered out early.
Is strata work worth the lower margins?
It depends on your crew size and overhead. Strata and commercial jobs are often larger and more predictable, which can lower your marketing cost per dollar of work. We help you run the numbers before you chase it.
Do you write the bid or tender submissions?
We help with the marketing side: capability statements, project sheets and the positioning around a bid. The pricing, scope and technical content of any tender are yours.
Can a small company compete for condo repaints?
Often for smaller buildings, townhouse complexes and partial projects such as corridors or parkades. We help you target the size of work your crews can deliver well.
Sources
- Province of BC: Strata depreciation report requirements (2026-10-23)
- Red Seal: Painter and Decorator (2026-10-23)