Pillar Guide · NSW
Strata cleaning has its own legal context, scope conventions and pricing logic — one that doesn't translate cleanly from office or retail cleaning. This pillar guide gives strata managers, owners corporation committees and building managers a single reference for how strata cleaning works in NSW in 2026.
The headline: strata cleaning is the maintenance of common property under the Strata Schemes Management Act 2015 (NSW). Owners corporations have a statutory duty to keep common property in good condition; cleaning is how that duty is delivered week to week. Call 1300 494 983 for a strata cleaning quote.
Strata cleaning sits inside a clear legal framework. The Strata Schemes Management Act 2015 (NSW) requires the owners corporation to maintain and keep common property in good condition. Section 106 makes this a non-discretionary duty. Cleaning isn't optional — it's how owners corporations practically discharge their statutory obligation between maintenance events.
The owners corporation appoints a strata manager who, in turn, contracts a cleaning provider. Levies fund the program. By-laws may add additional cleaning expectations (e.g. quarterly window cleaning, specific landscaping, daily lobby presentation in premium buildings).
Common property is anything in the building that's not part of an individual lot. Typically:
Strata cleaners must understand fire-stair compliance. Fire stairs are an essential service under the Building Code of Australia and NSW fire-safety regulations — they cannot be obstructed even temporarily during cleaning. Cleaning carts, mops and signage must be staged so that emergency egress remains free at all times. A trained strata cleaner stages mid-flight, not at landings.
| Building Size | Typical Frequency | Per-Visit Range |
|---|---|---|
| Small (8–20 lots) | Weekly | $80–$160 |
| Medium (21–60 lots) | Weekly | $140–$320 |
| Large (61–150 lots) | Twice-weekly | $280–$560 |
| Premium / mixed-use | Daily lobbies | Quoted |
Strata cleaning is the cleaning of common property in a strata-titled building — lobbies, hallways, lifts, stairwells, garages, gardens, garbage rooms and shared amenities. It's commissioned by the owners corporation through their strata manager and paid out of the levies, distinct from individual lot cleaning which is the owner's responsibility.
The owners corporation, usually through its appointed strata manager. Under the Strata Schemes Management Act 2015 (NSW), the owners corporation has a statutory duty to maintain and keep common property in good condition — cleaning is the most visible discharge of that duty.
Most NSW strata buildings clean common areas weekly. Larger buildings (50+ lots), CBD apartments and high-traffic mixed-use buildings typically run twice-weekly or daily lobbies. Garbage rooms are usually cleaned weekly with bin chute flushes monthly. Garages clean fortnightly to monthly.
Lobby and entry vestibule, lift cars and lift floors, stairwells, internal hallways and corridors, common amenities (gym, pool surrounds, BBQ areas), garbage rooms and bin chutes, garage and visitor parking, mailroom, letterbox area, external entry pavement, common windows and glazing within reach.
Sydney strata cleaning typically runs $0.40–$1.20 per lot per week for standard residential strata. A 30-lot building at weekly clean might budget $80–$130 per visit. Larger or more complex buildings (mixed-use, premium high-rise) sit above this range. Pricing always firms up after a site walkthrough.
We work directly with strata managers across Sydney — committee-friendly proposals and clean reporting.
Call 1300 494 983