Planning a Strata Cleaning Schedule

Define common areas and authority

Start with the authorised strata manager or property representative. Identify shared areas the cleaning contract covers and distinguish them from private lots, council land and separately maintained facilities. A clear boundary prevents residents, managers and cleaners from assuming different work is included.

Create a schedule by area

• Entrances and corridors: accessible floors, door glass and agreed touchpoints.
• Stairs and lifts: floors, rails and suitable visible surfaces.
• Amenities: agreed toilets, shared rooms and consumable responsibilities.
• Waste areas: bin-area cleaning, with bin movement and off-site disposal specified separately.
• Periodic work: carpet cleaning, external washing and high-access glass as separate tasks.

Plan around residents and access

Document keys, lifts, loading areas, parking and permitted work times. Tell the provider how residents will be notified of wet floors, temporary closures or noisy work. Ask who deals with an inaccessible room, a damaged fitting or waste that the routine service cannot handle.

Make inspections useful

Use an area-by-area checklist rather than an expectation that the building will look “spotless” at every moment. Agree on inspection timing, a reporting contact and how recurring issues are reviewed. For example, a wet entrance after rain may require a changed schedule rather than a repeated complaint about the same visit.

Compare quotations and responsibilities

Ask for visit frequency, staff arrangements, insurance details, supplies, periodic work and extra-task approval in writing. Confirm the total price and the process for contract changes. The ACCC price-display guidance explains why a clear total matters; a property contract should also distinguish routine costs from optional work.

Request an assessment for garages, outdoor surfaces and specialist facilities rather than extending a corridor-cleaning scope to every shared space without checking.