Introduction
If you call three Melbourne-based painters to estimate the cost of painting a commercial building, you might end up with three very different estimates. It doesn’t always make sense why. The commercial painting costs isn’t determined by the amount of paint needed. The final figure depends on labor, surface preparation, size of the building, access to the building, overall height, any existing coatings and repairs, quality of the paint, and the type of property. The following will explain some of the key factors that generally influence the price of a commercial painting job so that business owners and property managers are not surprised by the price of the painting quote.
How Much Do Commercial Painting Costs Usually Run in Melbourne?
Typical walls and surfaces in Melbourne can cost anywhere from $15 to $70 per sqm, depending on the company, while facades, specialist coats and things above head height will fall towards the higher end. The price for a small shop/cafe repaint is typically between $2000 and $8000, and a larger office/retail fit-out can cost in the thousands. These numbers are only a starting point and are typically estimated as follows:
The cost of a m² of a material or walls.
- Labour hours
- The type and quantity of paint and coatings needed.
- Surface preparation
- Number of coats
- Building access
- Conditions of height and equipment.
- The size and condition of the land.
Typical Commercial Painting Cost Breakdown
A typical quote for commercial painting costs will usually itemise:
| Cost Item | What It Covers |
| Labour | Time on site, including preparation and application |
| Paint and materials | Coatings, primer and consumables |
| Surface preparation | Cleaning, sanding, patching |
| Repairs | Fixing cracks, render or damaged sections |
| Access equipment | Ladders, scaffolding, elevated platforms |
| Protective coverings | Masking floors, fixtures and furniture |
| Cleanup | Site clean and waste removal |
| Additional coatings | Specialist or extra coats where required |
For larger projects, it’s possible to achieve a lower per square metre cost, as set up and equipment costs are distributed over a larger area. A 2,000 sqm warehouse can be painted for as little as $2 per sqm, and a 200 sqm office will cost as much as $4 per sqm, the reason why is because the fixed cost is spread out over a larger area.
How Much Does It Cost to Paint a Commercial Building?
The price you pay to paint a commercial building is dependent on the type and size of the office or building that you have to paint as a small retail store and a large warehouse would require completely different scope of work. The common examples in Melbourne are:
- Small scale retail store, typically the quickest, least costly project.
- Time for furniture and people in the office can be an additional time consumer.
- Where surfaces are often simpler, but scale is large, Warehouse is the place to go.
- Medical or professional premises, that may require careful scheduling around clients.
- Addressed the oversized, long hours at the restaurant, which is after-hours work and additional protection.
- The situation of multiple trades and access levels in a large commercial building.
Why Building Size Changes the Total Price
The quantity of paint and labour required depends on the size of the building — the relationship between the two is not linear. The total depends on access, the number of different surfaces, the level of preparation needed and the height of the ceiling, in addition to the number of levels in the building. The state of the premises matters as well because for instance, if the premises is occupied, it will slow down the job, and increase the overall costs of commercial painting, because people are around.
What Makes Commercial Exterior Painting Cost More or Less?
The exterior painting costs are generally more expensive than interior painting; this is primarily because there is more preparation and equipment needed for exterior work. Over time, sun, rain and wind combine and cause peeling, flaking and general wear as a result of the exposure to the weather. The preparation system and coating system for concrete surfaces is different from that of brick surfaces, render surfaces and metal surfaces, which means that the overall price varies.
Other factors that can influence commercial exterior painting cost include:
- Pressure cleaning requirements
- Clean up and repair the surface prior to painting.
- Elevated work platforms or scaffolding.
- Weather conditions during the project
- Number of coats needed for full coverage
Commercial Exterior Painting Preparation Costs
No matter what the goal is, quotes should never be dropped to fulfill a task. All of the above tasks such as pressure cleaning, scraping off old paint, sanding exposed surfaces, filling cracks, repairing damaged areas, priming bare areas and treating surfaces problems (mould, rust) – require time and this is what makes or breaks the life of the coating. While a lower price that does not include these may mean a shorter-lasting finish, it also means that the finish will cost more in the long run when it needs to be redone, which is an important consideration when comparing commercial painting costs between contractors.
Labor Costs Are a Big Part of Commercial Painting Prices
The main component of commercial painting costs is generally labour, and sometimes more than the paint, so an understanding of labour requirements is at the heart of understanding commercial painting costs more generally. The number of labourers required will vary based on the size of the property, the number of painters required, the condition of the surface, and working hours. Time on the job is influenced by time restrictions, furniture and equipment on site, hours of operation, preparation time and number of coats.
Lower hourly rates don’t necessarily equal lower total project costs. Lower hourly rates, but more hours or more painters to meet a deadline, may actually cost more than a slightly high rate with efficient usage of painters.
What Is Included in a Commercial Painting Quote?
The scope of a professional quote for commercial painting should be detailed, as it is one of the most frequent reasons for arguing a painting job, once it’s begun.
Surface Preparation
This typically involves cleaning, scraping, sanding, filling and minor repairs, if necessary, before applying the topcoat.
Paint and Number of Coats
While one-coat systems are quicker and/or cheaper, they may not last as long, and multi-coat systems offer longer-lasting finishes and more coverage. The more coats that are specified in a quote, the more expensive the commercial painting project will be. .
Protection and Clean-Up
A good quote should also include the protection of any floors, fixtures and fittings, windows and surrounding areas during the painting work and a final clean up when the painting is finished.
Hidden Costs That Can Increase Commercial Building Painting Cost
Unexpected expenses on a commercial job typically have to do with site conditions and not extra costs by the painter himself. One of the most frequently cited reasons why the cost of commercial painting is greater than the initial estimate is because it is based on a single quote. One of the most frequent reasons why commercial painting is more expensive than it is initially estimated is that the quote is a one-time quote. Factors that contribute to an increased commercial building painting cost include:
- After the old paint has been removed much more surface preparation work is carried out.
- Repairs identified during the work identified as concrete or render repairs.
- The stripping of worn out or damaged coatings
- Walls or ceiling with water or moisture issues
- Difficult access which was not apparent for the quote
- Elevated work platforms or scaffolding.
- The need to work after hours or on weekends.Requirements for after hours or weekend work.
- Extra coats needed for proper coverage
- Engineered coatings for special surfaces
- Further areas found after preparing the material.
These items should always be discussed before work begins, and not be a surprise when it begins.
Commercial Painting Contractors: Why Quotes Can Be So Different
Three commercial painting contractors will usually give you three different quotes for the same building. The difference in the costs of commercial painting is generally due to the inclusions in the painting estimate, including the quality of the paint, preparation level, number of coats, labour assumptions, equipment, timeframe of the project, and warranties as well as the scope of the painting areas covered.
The Cheapest Commercial Painting Quote Is Not Always the Cheapest
A low quote may exclude preparation, repairs, primer, additional coats or troublesome areas and can be an extra expense or a failure in the paint job later. When comparing bottom-line costs, it is best to compare quote-to-quote the commercial painting job.
Local Commercial Painters vs Large Painting Companies
There are some practical benefits to hiring commercial painters Melbourne, and it can also be easier to compare commercial painting costs if they are local, as they are more likely to know the average cost in your area. Local painters tend to be more familiar with the usual types of buildings throughout the city, making it easier to arrange site inspections. Other common advantages include the insights gained from local weather conditions and construction environments, as well as local project experience, communication, and flexible scheduling.
How to Get an Accurate Commercial Painting Quote
The best way to determine your commercial painting expenses is to have an inspection rather than getting an estimate on the internet. Before giving a figure that represents the actual scope of work and the actual commercial painting cost, a painter must see the actual condition of the surfaces, access points of the building and any repairs required.
FAQs About
How much does it cost to paint a commercial building in Melbourne?
The average prices for commercial painting are approximately $15 to $70 per square metre but the actual price depends on the size of the building, the prep work required, access to the site, paint system(s) and labour.
What is included in commercial painting costs?
Labour, paint, preparation, primer, coats, protection and clean-up are all costs that may be included in a quote, but this is not the case for all contractors.
How much does commercial exterior painting cost?
Often times, the outside job can be more expensive if the surfaces are to be extensively prepared or scaffolding, elevated work platforms or specialist coatings are needed.
How are commercial painting contractors priced?
Square metre rates, project based rates and labour based estimates all take into account the type of project and the contractor.
Can I get a fixed price for commercial painting?
A lot of contractors are able to offer a fixed quote after viewing the site, however this may depend on the surface conditions which are not known, there may be exclusions or variations in price.
How can I compare commercial painting quotes?
Consider preparation, paint products, number of paint coats, labour, equipment, repairs, exclusions and project time frame instead of just the final figure for commercial painting costs.
Get a Detailed Commercial Painting Quote
Looking to get a business place painted in Melbourne? The ranges suggested online will not fully account for the different scope, access and degrees of preparation of each building, so the actual commercial painting costs may vary. To get a detailed quote, based on your building, surface condition, and painting needs, you will be able to determine exactly what your commercial painting costs will cover by contacting A1 Premium Painters.
