Strata cleaning
Strata Cleaning Sydney — Strata Cleaning Services for Apartment Buildings and Commercial Complexes
Clean Best is a Sydney strata cleaning company servicing the common property of apartment buildings, townhouse schemes and mixed-use commercial complexes — lobbies, lifts, stairwells, bin rooms, car parks and amenities. Every visit logged and photographed to your committee or strata manager, 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 liabilityCertificate of currency on request
- Police-checked cleanersWWCC-cleared for childcare and schools
- No lock-in contractsFixed written quote within 24 hours
What is strata cleaning?
Strata cleaning means the scheduled cleaning of the common property of a strata-titled building — the areas owned collectively by the owners corporation rather than by any individual lot. It covers lobbies and entry foyers, lifts, stairwells and corridors, common glass, letterbox banks, bin rooms, car parks, gardens and grounds, and shared amenities such as pools, gyms and BBQ areas.
A strata cleaning service is engaged by the owners corporation or its strata manager and paid from the scheme's levies. Strata cleaners do not enter individual lots or clean private balconies; window cleaning above ground level, facade washing and pest control are normally contracted separately.
Clean Best cleans strata common property across Sydney from its Seven Hills 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 and maintenance: common-area scope
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 provided strata cleaning services in Sydney since 2015, cleaning common property for committees and strata managers across the metro area. Strata cleaning and maintenance run together: the cleaner is on the common property more often than anyone else, so the scope below also covers reporting the blown globe, the leaking tap and the jammed fire door to your nominated contact.
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, gardens, grounds 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, garden beds and the building frontage are swept and tidied so the approach matches the lobby; lawn mowing and planting sit with your gardener unless we quote them.
Call 02 5839 3012 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.
Mixed-use buildings
Commercial strata cleaning for mixed-use buildings
Mixed-use schemes — apartments above ground-floor retail, a medical suite on level one, offices sharing a lobby with residents — carry two kinds of traffic through one set of common property. Commercial strata cleaning has to cover the shared entry, lifts, loading dock, fire stairs and bin room at a frequency that suits the busiest user, while the residential levels keep a quieter schedule. Commercial tenancies themselves are cleaned under their own agreements; see our commercial cleaning across Sydney.
Clean Best writes mixed-use scopes by layer: the ground-floor lobby and lift cars serviced daily or on business days, the residential corridors two or three times a week, the dock and bin room on delivery and collection days, and car parks monthly. Hours are set so vacuuming and floor machines are not running outside a cafe at seven in the morning or in a residential corridor at ten at night.
- Shared lobbies, lifts and fire stairs serviced to the busiest user
- Loading docks and bin rooms on delivery and collection days
- Separate reporting lines for the commercial and residential committees where a scheme has both
- Hours set around cafe opening times and residential quiet hours
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 and scheduling
Pricing and scheduling
Weekly, fortnightly or several visits a week — the schedule drives the price, and both go in writing.
Strata cleaning is priced per visit on lot count, the number of levels and lifts, whether there is a car park, how many bins move on collection day and which amenities are in the scope — never on a rate per square metre. Small walk-ups usually run on one weekly or fortnightly visit with a collection-day bin service; mid-rise buildings on two or three visits a week; towers and mixed-use complexes on daily or business-day servicing of the lobby and lifts with residential levels on a lighter cycle. Periodic work such as carpet extraction and car-park degreasing is scheduled monthly or quarterly and priced as its own line.
See how Clean Best builds a quote on the commercial cleaning prices page, or call 02 5839 3012 for a free walkthrough with your committee or strata manager and a fixed written figure within 24 hours.
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 02 5839 3012 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.
Across Sydney
Strata cleaning services across Sydney
Clean Best services strata schemes across the Sydney metro from its Seven Hills base. Building stock changes from suburb to suburb, and so does the scope.
Strata cleaning Parramatta
Parramatta's newer towers bring lifts, basement car parks, waste chutes and heavy foot traffic through the lobby. Scopes here lean on daily lobby and lift servicing and a weekly bin-room wash. See our Parramatta cleaning services.
Strata cleaning Bondi
Bondi buildings deal with salt air on entry glass and door hardware, sand carried into stairwells and lobbies, and a summer population that fills the bin room faster than the winter one. Frequencies are set seasonally rather than fixed for the year.
Strata cleaning Maroubra
Much of Maroubra's stock is walk-up blocks from the 1960s and 70s: open stairwells, a bin bay that fronts the street and is judged from the footpath, and letterbox banks that collect junk mail. One thorough weekly visit with a collection-day bin service suits most of them.
Strata cleaning Coogee
Coogee mixes beachfront apartment blocks with small townhouse schemes. Common paths, external stairs and shared laundries appear in the scope more often than lifts do, and outdoor areas need sweeping on the same rhythm as the beach traffic.
Strata cleaning North Sydney
North Sydney towers usually have a building manager, after-hours noise rules and a mix of residential and commercial lots, so the scope is agreed with the manager and reported to the committee. See our North Sydney cleaning services.
Contracts
Strata cleaning contracts: working with strata managers and owners corporations
Who instructs the cleaner, what the schedule must specify, and the reporting that lets a committee govern the contract.
A strata cleaning contract 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, and the scope quietly expands while the hours do not. So Clean Best takes one nominated contact — the strata manager or a committee member — and only one. Requests from residents go back to the committee to decide, not to our cleaner to absorb.
In New South Wales the owners corporation is responsible for the common property, and the line between common property and an individual lot is set by the registered strata plan rather than by where a cleaner assumes the job stops. That line decides whether a cleaner is entitled to be on a courtyard, a balcony or a garage bay, so it is the first thing we check before quoting a Sydney building. Where the plan is ambiguous we ask the strata manager and put the answer in the scope instead of guessing on site.
A schedule your committee can actually govern names five things: every common area by name rather than as a category, the frequency each of those areas is serviced at, the tasks that rotate monthly or quarterly, the exclusions in full, and who is entitled to give the cleaner an instruction. Add the date the schedule is reviewed and a committee can table it at a meeting without anyone having to reconstruct what was agreed two years ago.
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 — which is what lets a committee answer an owner's complaint in thirty seconds and lets a strata manager show at a general meeting that the cleaning budget is being spent. Clean Best carries $20m public liability, every cleaner is police-checked before their first shift, and certificates of currency and safe work method statements go to your strata manager before we start. There is no lock-in contract: a rolling agreement with 30 days notice either way.
Most schemes want more than one written quote in front of the committee before a cleaning contract is approved, and some are required to obtain them — your strata manager will confirm what applies to your scheme. Ours arrives as one fixed figure with the areas, the frequency and the exclusions on the same page, so it can be compared against the others without a follow-up email.
FAQ
Strata cleaning questions from Sydney committees
What owners corporations, committee members and strata managers ask us before they change contractors.
Who pays for strata cleaning?
The owners corporation pays for strata cleaning out of the administrative fund, which is funded by the levies every lot owner contributes. Clean Best invoices the scheme — usually through the strata manager — rather than individual owners or tenants. Cleaning inside a lot, or a private balcony or courtyard shown on the strata plan as part of the lot, is the owner's own cost and is quoted separately if requested.
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 switch strata cleaning providers?
Check the notice period in your current cleaning agreement, then have the committee or strata manager obtain written quotes on the same scope so they can be compared. Once the committee approves a change, the strata manager gives notice to the outgoing cleaner and sets a handover date for keys, fobs and alarm codes. Clean Best walks the common property before quoting, supplies its insurance and safe work documents before the first visit, and starts on the day the old agreement ends so the building is never left unserviced.
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.
- Carpet cleaning for corridors and lobbies
- Commercial cleaning for retail tenancies
- Commercial cleaning prices and what drives them
- Office cleaning for commercial lots
- End of lease cleaning for departing tenants
- Cleaning for the building gym
- All Clean Best cleaning services
- Contact Clean Best for a common-property walkthrough
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 02 5839 3012.