Body corporate cleaning
Common property on a written scope. Documented, scheduled, invoiced once.
Phones on Mon–Sat. After that, send a text and we call back before 9am.
- Scope
- Written area by area, with the exclusions named. Drafted to be pasted into a motion.
- Scheduling
- Quarterly, six-monthly or annual. Out of hours and around bin day where the site needs it.
- Access
- Ladder only, to second storey. No harness, no rope access, no lift, nothing high-rise.
- Documents
- Emailed to the manager or the committee on request. Nothing is hosted on this page.
- Invoicing
- One invoice per visit, your PO on it, before-and-after photos attached.
- Arrival
- Arrival window confirmed the evening before.
Common areas we take on
If a job is bigger than us, you hear it at the site visit rather than halfway through it.
What we do
- Common walkways, breezeways and covered entries
- Stairwells, landings and stair nosings
- Letterbox banks, entry statements and lobby thresholds
- Entry driveways, crossovers and open visitor bays
- Bin enclosure surrounds and their approach paths
- Pool surrounds, common paving and BBQ areas
- Lower-level render, cladding, balustrades and painted steel
- Gutters cleared by hand and downpipes flushed, reached by ladder
- Roof soft washing on single and two-storey blocks, off a ladder
- Overgrowth, vines and self-seeded vegetation cut back and taken away
What we do not take
- Anything a ladder does not safely reach — above the second storey, roof or gutter alike
- High-rise towers, and anything needing a harness, fall arrest, rope access, scaffold or a lift
- Second-storey wall and facade washing. Walls are washed from the ground, whatever we do to the roof above them
- Whole shopping-centre car parks inside a single night shift
- Work requiring traffic management or a crew of six
- Basement car parks and oily bays, which need recovery gear we do not own
- Coatings, sealing, anti-slip treatments and roof restoration — re-bedding, re-pointing, painting — which are QBCC-licensed trades
Scheduled visits, one invoice
A schedule, not a callout
Six-monthly on walkways, stairs and entries. Driveways, bin enclosures and lower render annually. Dates only change in writing.
One invoice, your PO
One per visit, to whoever the committee nominates. Scope and photos attached. Anything not completed is named.
Access and out of hours
Early starts, evenings or weekday mid-mornings. Keys, fobs and gate codes arranged with the building manager beforehand.
Notices and residents
Forty-eight hours ahead: pets inside, cars moved, pots off the common areas. Whatever gets ignored we work around and report.
Wet surfaces and pedestrians
Signage and cones out before a hose comes off the ute. A wet stairwell gets a barrier. Nothing is left wet and unsigned.
Drains and landscaping
Solids bagged before any water is used, grates covered in the wash zone, garden beds pre-wet and rinsed after.
Contained. Documented.
Signage goes out before a hose comes off the ute. Every scoped area is photographed and sent with the invoice, so the spend reconciles against the minutes without anyone driving to the site.
Why this gets funded
Shaded walkways, ramps and stair nosings grow black biofilm. It fills the surface texture and takes the grip away. A clean before the wet season costs less than an incident report. Coatings are a licensed trade.
Asbestos cement
High-pressure water on asbestos cement is prohibited under Queensland’s asbestos code of practice, and on an older block that means the fibro eaves and the “Super Six” roof sheeting a roof clean walks straight into. We do not test and we do not assume. We identify it, stop that part of the work, and put it in writing for the minutes.
Documents for strata managers
Emailed to you or straight to the committee, never downloadable. A certificate carries a policy number and a method statement is site-specific.
- Written scope and exclusions
- Area by area, with the areas we are not touching named. Written to be pasted into a motion.
- Safe work method statement
- For wet-surface pedestrian control on a building people keep walking through. Site-specific, not a template.
- Certificate of currency
- Ask and you get a straight written answer about where our cover stands. We will not say a document exists to win a job.
- Asbestos position in writing
- What we will not clean and why, against your register. We do not test, we do not assume, and we do not pressure-clean asbestos cement.
- Safety data sheets
- Manufacturer sheets for every product used on site, on file with the building manager before the first visit.
- Schedule of dates
- Confirmed far enough ahead for notices to go up and residents to move cars. Changes come in writing.
- Before-and-after photo set
- Every scoped area photographed, sent with the invoice so the spend reconciles against the minutes.
Ask for the document pack
Ring during business hours, or put your email and the building address on the form below. Tell us the meeting date and we work back from it.
What the meeting asks
Can you invoice the body corporate directly against a purchase order?
Yes. We invoice whoever the committee nominates, with your PO or work-order number on the invoice and on every email. The approved scope and the photos come attached. One invoice per visit.
What do you need from the committee before the first visit?
An approved scope with the exclusions in it, confirmed dates and hours, access for anything locked, a contact who answers on the day, and notices out forty-eight hours ahead. For a pre-1990 building, whether an asbestos register exists.
Can you work outside business hours or on weekends?
Yes, and on most sites we suggest it. Walkways and stairs are best mid-morning on a weekday. Shopfront and mixed-use frontages go before opening or after close.
How often should common property be cleaned?
Six-monthly on walkways, stairs, entries and the pool surround. Driveway, bin enclosure and lower render annually. Get the shaded walkways done heading into the wet season. Scheduled sites price better per visit.
The building is from the seventies. What happens with the fibro?
We identify suspected asbestos cement at the site visit — cladding, eaves and “Super Six” roof sheeting alike — we keep pressure off it, and we put that in writing for the minutes. We are not assessors and we do not test. Confirming or removing it is a licensed trade.
Can you clear the gutters and clean the roof?
On single and two-storey blocks, yes. Gutters are cleared by hand into bags and the downpipes flushed, roofs are soft washed rather than pressure cleaned, and you get a photo of every run with the invoice. Ladder access only: no harness, no rope access, no scaffold and no elevated work platform, so a tower is not ours. Sealing, coating and roof restoration are QBCC-licensed work and we do not do them.
Why is there no price list on the site?
Two blocks with the same number of lots can differ by a factor of three once access, height, surface type and shade are counted. We walk the site and put a fixed price against a written scope.
Book a site walk
We walk the site with you or a committee member and come back with a written scope and a fixed price you can put to a meeting. Free, no obligation.
No published prices. Every site is quoted on its own scope.
Not common property?
Shopfronts, trading hours to work around, or lots being let and sold: commercial.