If you're a strata manager, body corporate committee member, or building owner in Hornsby, understanding what strata cleaning covers — and what it doesn't — helps you write better contracts, evaluate quotes fairly, and avoid disputes with residents.
What Is Strata Cleaning?
Strata cleaning refers to the cleaning of common property in a residential or commercial strata scheme. In NSW, the Strata Schemes Management Act 2015 places the obligation to maintain common property on the owners corporation. Engaging a professional strata cleaner is how most bodies corporate fulfil this obligation.
Common property typically includes everything that is not within the individual lots — so lobbies, lifts, corridors, stairwells, car parks, gardens, and shared amenities all fall under the strata cleaner's scope.
Standard Inclusions in a Strata Cleaning Contract
A well-written strata cleaning contract for a Hornsby building will include the following as standard:
Entry Lobby and Foyer
- Vacuum or mop hard floors and mats
- Wipe down letterbox surrounds and intercom panels
- Clean glass entry doors and sidelights
- Dust and wipe notice boards
- Wipe down seating (if present)
- Empty bins
Lifts
- Vacuum or mop lift floor
- Wipe and sanitise control panel and buttons
- Clean lift interior walls and mirrors
- Wipe door tracks and threshold plates
- Disinfect handrails (if fitted)
Stairwells and Corridors
- Vacuum or sweep stairs and landings
- Mop stairs and landings (usually weekly)
- Wipe handrails with disinfectant
- Spot-clean walls for scuffs and fingerprints
- Dust cornices and light fittings
- Vacuum corridor carpets or mop hard floors
Garbage and Bin Rooms
- Hose down bin room floor (or mop)
- Disinfect bin room walls and bins as needed
- Ensure recyclables are separated correctly
- Remove any dumped rubbish from the area
Car Park
- Sweep all bays and access lanes (typically monthly)
- Remove debris from drainage channels
- Spot-clean oil stains
- Wipe intercom and access panel
External Entry Paths and Building Frontage
- Sweep path and steps
- Remove leaves, spiderwebs, and debris from entry area
- Wipe external entry signage
What Is Usually Excluded (and Priced Separately)
These items are commonly excluded from a standard strata cleaning quote — confirm inclusion/exclusion with your cleaner:
- Swimming pool and pool deck — usually a separate contract (often with a pool service company)
- Gym and common room — may be included but often quoted separately
- Garden maintenance and lawn mowing — separate gardening contract
- External window cleaning — separate quote, often requires abseiling or boom lift
- Graffiti removal — usually charged as an additional job
- Post-move-in or post-renovation cleaning — not included in routine strata cleaning
- Pressure washing — sometimes included for paths, otherwise extra
Frequency: What's Right for Your Building?
There's no single right answer — it depends on occupancy, foot traffic, and resident expectations. Here's a general guide for Hornsby strata buildings:
| Area | Typical frequency |
|---|
| Entry lobby | Weekly (busy buildings: 2–3x/week) |
| Lifts | Weekly (high-rise: 2–3x/week) |
| Corridors | Weekly |
| Stairwells | Weekly |
| Bin room | Weekly |
| Car park sweep | Monthly |
| External paths | Fortnightly |
| Carpet cleaning (corridors) | Quarterly |
| Window cleaning (internal) | Quarterly |
How to Evaluate a Strata Cleaning Quote
When comparing Hornsby strata cleaning quotes, check for:
- Itemised task list — every area and task listed, with frequency
- Public liability insurance — minimum $20M for strata sites
- Workers compensation — protects you if a cleaner is injured on your property
- Police checks — cleaners have unsupervised access to your building
- Contract length — avoid annual lock-ins; month-to-month is standard for reputable providers
- Reporting — ask how they report damage, graffiti, or safety hazards observed during cleaning
