Strata cleaning
Strata Cleaning Sydney
Common-area cleaning for Sydney apartment buildings and strata schemes — lobbies, lifts, stairwells, bin rooms, car parks and amenities. Every visit logged and photographed to your committee, on a fixed written quote with no lock-in contract.
- One nominated contact, one clear scope, written exclusions
- Bin rooms washed and deodorised, not just hosed
- Photo report to your committee or strata manager each visit
- $20m public liability, police-checked cleaners
What you can hold us to
Every claim below is documented and we will send you the paperwork before the first shift.
- $20m public liability
- Certificate of currency on request
- Police-checked cleaners
- WWCC-cleared for childcare and schools
- No lock-in contracts
- Fixed written quote within 24 hours
What does a strata cleaner do?
A strata cleaner services the common property of an apartment building or strata scheme — the areas owned collectively by the owners corporation rather than by individual lots. That covers lobbies and entry foyers, lifts and lift door tracks, stairwells and corridors, common-area glass, intercom panels and letterbox banks, bin rooms and bin washing, car parks, and shared amenities such as pools, gyms and BBQ areas.
Strata cleaners do not enter individual lots or clean private balconies. Work such as window cleaning above ground level, garden maintenance, facade washing and pest control is normally contracted separately.
Clean Best cleans strata common property across Sydney from its Wentworthville base, and has been trading since 2015. It reports each visit to one nominated contact — the committee or the strata manager — with photographs, audits the building monthly against the written scope, and works with no lock-in contract.
- Trading since 2015Sydney-based, family-operated
- Police-checked cleanersWWCC-cleared for childcare and schools
- $20m public liabilityCertificate of currency on request
- Written quote in 24 hoursFixed price, no lock-in contract
The detail
Strata cleaning Sydney committees can put their name to
Strata cleaning Sydney buildings receive is judged in about eleven seconds — the walk from the front door to the lift. If the entry glass has handprints, the letterbox bank has junk mail drifting under it, and the lift smells faintly of the bin room, every owner in the building has already decided the strata levies are being wasted. It does not matter that the corridors on level six were vacuumed that morning. Common property is judged on the parts everyone passes through, every single day.
Clean Best has been trading in Sydney since 2015, cleaning common property for committees and strata managers across the metro area. What follows is how we approach it, including the parts most cleaners quietly skip.
One contact, one scope, and exclusions in writing
Strata cleaning goes wrong for a structural reason: too many people can give the cleaner instructions. A committee member asks for the garage to be hosed. An owner asks for their balcony. The strata manager assumes the pool gate is included. Nobody is being unreasonable, but the scope quietly expands, the hours do not, and something else gets dropped to pay for it.
So we take one nominated contact and only one. We put the full scope in writing with the frequency of every area, and — just as importantly — a clear list of what is excluded: inside lots, private balconies, above-ground window cleaning, gardens, facade washing, pest control. Requests from residents go back to your committee to decide, not to our cleaner to absorb. It sounds bureaucratic. It is the reason the lobby still gets done properly in year three.
The bin room, which is the whole ballgame
Ask any strata manager where the complaints come from and it is the bin room. It fails because most cleaners clean around it — bins rolled out, floor hosed, bins rolled back — and the odour returns within a day because it was never coming from the floor. It comes from the chute discharge, the drain, and the inside of the bins themselves.
We wash bins inside and out, degrease and sanitise the floor, clean the chute base, clear the drain and deodorise the room. On collection days we move bins to the kerb and bring them back in, and we tidy the overflow that always accumulates around them. It is unpleasant work and it is consistently the single change that most alters how owners feel about their building.
Lifts, glass and the details nobody has touched in years
Lift interiors are wiped and the stainless is polished with the grain, not against it. Lift door tracks — the narrow channel that collects grit, hair and coins until the doors start to shudder — are vacuumed and cleaned out. Entry glass, internal glass and the intercom panel are cleaned of the handprints that accumulate on every touchpoint. Letterbox banks are cleared of drifted junk mail. Stairwells are swept and mopped including the landings and the handrails, which is where most schedules lose interest around level three.
Car parks, amenities and the outdoor edges
Basement car parks are blown down and swept on a monthly cycle, with oil drips degreased before they set into the concrete and the visitor bays kept presentable. Where the building has a pool, a gym, a BBQ area or a podium level, those get their own line in the scope with their own frequency — a pool surround in summer is not a monthly job. Common outdoor paths, entry steps and the front of the building are swept so the approach matches the lobby.
Reporting your committee can actually table
Every visit is logged and your nominated contact receives a short report with photographs of the completed areas. A named supervisor audits the building monthly against the written scope and sends the result to the same contact. This is not decoration — it is what lets a committee answer a complaint from an owner in thirty seconds, and what lets a strata manager demonstrate at a general meeting that the cleaning budget for the building is being spent.
Insurance, checks and getting a price
We carry $20m public liability, every cleaner is police-checked before their first shift in a residential building, and we supply certificates of currency and safe work method statements to your strata manager before we start. There is no lock-in contract; we work on a rolling agreement with 30 days notice on either side, which means the work has to keep earning the renewal.
Call 1300 494 983 and we will walk the common property with your committee member or strata manager, tell you plainly what your current schedule is missing, and put a fixed price in writing within 24 hours.
The walk to the lift
Lobbies, lifts and the details nobody has touched in years
Owners judge a building on the walk from the front door to the lift. Handprints on the entry glass, junk mail drifting out from under the letterbox bank, a lift that smells faintly of the bin room — and every owner has already concluded their levies are being wasted, whatever happened on level six that morning.
So we clean the parts everyone passes through, properly. Lift interiors wiped and the stainless polished with the grain. Lift door tracks vacuumed out — the narrow channel of grit, hair and coins that eventually makes the doors shudder. Entry glass, internal glass and the intercom panel cleared of handprints. Stairwells swept and mopped to the top landing, not to level three.
- Lift interiors, stainless panels, handrails and mirrors each visit
- Lift door tracks vacuumed clear of grit, hair and debris
- Entry glass, internal glass and intercom panels de-fingerprinted
- Stairwells, landings and handrails on every level, not just the low ones
What's included
What we clean on your common property
A working scope for a mid-rise Sydney building. Yours is written from the walkthrough with the frequency of each area set out.
- Vacuum and mop entry foyer and lobby floors; clean entry mats and door tracks
- Clean entry glass, internal glass panels, mirrors and the intercom panel of handprints
- Wipe and polish lift interiors, stainless panels, handrails and mirrors
- Vacuum and clean lift door tracks of grit, hair and debris on every visit
- Sweep and mop stairwells, landings and fire stairs; wipe handrails and balustrades
- Vacuum or mop corridors on every level, including the corners and behind fire doors
- Clear junk mail from letterbox banks and tidy the surrounding area
- Wash bins inside and out; degrease and sanitise the bin room floor
- Clean the garbage chute discharge, clear the bin room drain and deodorise the room
- Move bins to the kerb and return them on collection days, tidying overflow
- Blow down and sweep basement and on-grade car parks; degrease oil drips
- Clean common amenities — pool surrounds, gym, BBQ area, podium and roof terrace
- Sweep common paths, entry steps and the building frontage
- Log the visit, photograph completed areas and report defects to your nominated contact
Inside lots, private balconies, window cleaning above ground level, garden maintenance, facade washing and pest control are outside the standard scope and quoted separately.
Pricing
Strata quotes built from lot count, levels and lifts
Lot count, levels, lifts, parking and how many bins move on collection day drive the number — not a rate per square metre. We walk the common property with your committee free of charge and fix the price in writing.
Small strata scheme
Walk-ups and boutique blocks of roughly ten to twenty-five lots, no lift or a single lift, on-grade parking.
- One or two visits a week to lobby, stairwells and corridors
- Bin room washed and bins moved on collection days
- Letterbox bank, intercom panel and entry glass each visit
- Visit report to your nominated committee contact
Fixed price, confirmed in writing before we start.
Mid-rise building
Buildings of roughly twenty-five to eighty lots with lifts, a basement car park and common amenities.
- Two or three visits a week across all common areas
- Lift interiors, lift tracks and lobby glass detailed every visit
- Basement car park blown down and degreased on a monthly cycle
- Named supervisor plus a monthly written audit for the committee
Fixed price, confirmed in writing before we start.
Tower or multi-building complex
Large towers, mixed-use schemes with retail at ground level, and complexes of several buildings on one plan.
- Dedicated cleaner or on-site team with agreed presence hours
- Pool surrounds, gym, BBQ areas and podium levels included
- Periodic programs — carpet extraction, hard-floor polishing, bin degreasing
- One consolidated invoice and one site register across every building
Fixed price, confirmed in writing before we start.
Free on-site assessment, then a written quote within 24 hours.
How it works
How a Sydney building changes cleaner
Four steps, and your committee has a written scope to table before anything is signed.
- 1
Committee or agent makes the call
Ring 1300 494 983 with the lot count, number of levels and lifts, parking arrangement and what the current cleaner is missing.
- 2
We walk the common property
With your committee member or strata manager. Lobby, lifts, stairwells, bin room, car park — including the corners that never get raised until a general meeting.
- 3
Written scope with exclusions
A fixed price in writing within 24 hours, with the frequency of every area and a clear list of what is not included so nothing is assumed.
- 4
Cleaning starts, reporting starts
The same cleaner services the building, every visit is logged with photos to your nominated contact, and a supervisor audits monthly.
Frequency
Common areas, what the visit covers and how often
The frequency of every area goes in your written scope, along with the exclusions. This is the shape of a mid-rise Sydney building.
| Common area | What the visit covers | Typical frequency |
|---|---|---|
| Entry lobby and foyer | Floors, entry glass, mats, intercom panel and letterbox bank | Every visit |
| Lifts | Interiors, stainless, mirrors and handrails; door tracks vacuumed out | Every visit |
| Stairwells and corridors | Swept and mopped on every level; handrails and balustrades wiped | Every visit |
| Bin room | Bins washed inside and out, floor degreased, chute base and drain cleared, room deodorised | Weekly |
| Bins to the kerb and back | Moved out and returned, overflow around them tidied | Collection days |
| Car park | Blown down and swept; oil drips degreased before they set | Monthly |
| Pool surrounds, gym and BBQ areas | Cleaned and restocked to the frequency agreed per area | Set per building |
| Common carpet and hard floors | Hot-water extraction and hard-floor polishing | Periodic program |
| Photo report and supervisor audit | Visit report to your nominated contact; audit against the scope | Every visit / monthly |
FAQ
Strata cleaning questions from Sydney committees
What owners corporations, committee members and strata managers ask us before they change contractors.
Who does the strata cleaner report to — the committee or the managing agent?
Clean Best reports to one nominated contact and only that person — whoever your scheme chooses. Splitting reporting between a strata manager, a committee chair and a helpful owner on level four is how scope creep begins and how nobody ends up accountable. We send that contact a visit report and photographs, and escalate defects through them. Everything else — the resident who wants their balcony hosed — goes back to the committee to decide, not to our cleaner to absorb.
How often do common areas need cleaning?
Clean Best puts most Sydney buildings on two or three visits a week for lobbies, lifts and stairwells, with bin rooms serviced on collection days and car parks blown down monthly. Buildings with a ground-floor cafe, a heavy commuter flow or a pool need more. Buildings of under twenty lots often manage on one thorough weekly visit. We recommend a frequency at the walkthrough and revisit it after a month rather than locking you into a guess.
What is included in a strata clean, and what is not?
A Clean Best strata scope includes lobbies, lifts and lift tracks, stairwells, corridors, common-area glass, intercom panels, letterbox banks, bin rooms and bin washing, car parks and common amenities. Not included, unless separately quoted: inside lots, private balconies, window cleaning above ground level, garden and lawn work, high-pressure facade washing and pest control. We put the exclusions in writing so nobody discovers them at a general meeting.
Can you deal with the bin room? Ours is the biggest complaint we get.
Clean Best cleans the bin room itself rather than cleaning around it, which is why most bin rooms fail: bins are moved out, the floor is hosed, and the odour comes straight back from the chute base and the drain. We wash bins inside and out, degrease and sanitise the floor and the chute discharge, clear the drain, deodorise, and move bins to the kerb and back on collection days. It is unglamorous work and it is the single fastest way to change how residents feel about the building.
How do we know the cleaner actually attended?
Clean Best logs every visit and sends your nominated contact a report with photographs of the completed areas — lobby, lifts, bin room, car park. A named supervisor audits the building monthly against the written scope and sends that result to the same contact. It gives your committee something concrete to table at a meeting instead of relying on whoever happened to walk through the lobby that morning.
Are you insured, and can you provide documents for our strata manager?
Yes — Clean Best carries $20m public liability cover, every cleaner is police-checked before their first shift, and we supply certificates of currency and safe work method statements to your strata manager or committee before we start. Buildings with a fire-safety or WHS obligation on common property can have the cleaning schedule and site register issued in writing so it can be filed with the rest of the building's records.
How much do strata cleaning Sydney schemes typically pay?
Clean Best prices strata cleaning on lot count, the number of levels and lifts, whether there is a car park and how many bins move on collection day. A twenty-lot walk-up and a ninety-lot tower with a pool are not comparable, and any cleaner quoting either from a phone call is guessing. We walk the common property free of charge with your committee or strata manager and confirm one fixed figure in writing within 24 hours.
Keep exploring
Services Sydney buildings add to the strata scope
Periodic programs that sit alongside the regular common-area schedule.
Put strata cleaning Sydney owners stop complaining about on your next agenda
Free walkthrough with your committee or strata manager, fixed written quote in 24 hours, no lock-in contract. Call 1300 494 983.