Identify who is responsible for the first decision
The person reporting the problem may not be authorised to approve the repair. Confirm whether the owner, strata company, building manager, insurer or another representative needs to approve inspection, access or the written quote.
Responsibility for a ceiling problem can depend on the building, cause, lot boundaries and strata documents. CRP does not determine legal responsibility through the website. Obtain advice from the strata manager or relevant professional where responsibility is unclear.
Record the cause and affected areas
A ceiling stain or sagging section may relate to a roof, plumbing, upper lot, common service or incident within the property. Document when the problem began, whether it is changing and any source-repair work already completed.
Where water is involved, the source generally needs to be controlled before the final ceiling repair proceeds. See what to do after a ceiling leak.
Plan access for owners and tenants
- Confirm the occupant’s availability and required notice.
- Identify keys, access codes and common-area rules.
- Arrange parking, loading and lift access if required.
- Explain how furniture and possessions will be protected.
- Keep children and pets away from the work zone.
- Nominate the person authorised to approve variations.
What a strata ceiling repair quote should include
The written scope should identify the property, affected room, repair boundary, method, finish, inclusions, exclusions, price, GST treatment, access and timing. It should also state whether roofing, plumbing, electrical, mould, asbestos, painting or other related work is excluded.
CRP can provide quotes, progress photographs and completion documentation to property managers where required. This can assist with approvals, resident communication and project records.
After-hours and occupied-building work
CRP can schedule ceiling work after hours when required. The quote and schedule should identify noise, dust, isolation, common-area protection, cleaning and handover requirements.
Repair or replacement in a strata property
A local repair may suit contained damage with sound surrounding material. Section or room replacement may be more appropriate where water damage, deterioration or support loss extends beyond a reliable patch. Approval should cover the full intended boundary and finish.
Read the repair-or-replace guide and quote comparison guide.
Costs and warranties
Minor ceiling repairs generally range from $180–$550, sagging ceiling fixes from $1,000–$2,000 and small-room replacement from $1,800–$3,200. Access, approvals, after-hours work, common-area protection and documentation can affect the final price.
CRP provides a one-year warranty on ceiling repairs and a seven-year warranty on new ceiling installations, subject to the written terms.
Strata enquiry checklist
- Property address, lot and affected room.
- Owner, tenant and strata-manager contacts.
- Approval and purchase-order requirements.
- Cause history and related-trade reports.
- Wide and close photographs.
- Access, parking, lift and working-hour constraints.
- Required quote and completion documentation.