Strata Cleaning: A Guide for Auckland Body Corporate Managers

For Auckland body corporate managers, maintaining common areas to a consistent standard is one of the most visible, and most frequently complained about, aspects of building management. Getting your strata cleaning in Auckland right is not just about aesthetics: it affects property values, resident satisfaction, and your obligations under the Unit Titles Act 2010.

What Should a Strata Cleaning Contract Cover?

A comprehensive strata cleaning agreement should specify tasks by area and frequency. Common areas that need coverage include:

• ✓Foyer and lobby: daily sweeping, mopping, and glass cleaning
• ✓Lifts: daily wipe-down of panels, doors, and floors
• ✓Stairwells and corridors: daily or alternate-day sweeping and mopping
• ✓Car parks: weekly blowing, fortnightly sweep and wash-down
• ✓Bin rooms: daily after collection days, weekly full clean
• ✓Pool and gym areas (if applicable): daily sanitisation
• ✓External paths and entrance: daily clearing, weekly pressure wash
• ✓Letterbox areas: weekly dusting and floor clean

The contract should also specify reporting obligations, most body corporate managers expect a written attendance log and condition report submitted after each visit.

How to Evaluate a Strata Cleaning Provider

Strata cleaning requires a different skill set from office cleaning. Look for providers with specific strata experience and ask:

• ✓How many strata buildings do you currently service in Auckland?
• ✓Can you provide references from a body corporate manager?
• ✓Do you have a dedicated strata supervisor, or is the crew self-managed?
• ✓How do you handle damage reporting, if a cleaner notices a broken light or water leak, what is the process?
• ✓Are your staff trained in chemical handling for hard floor care?

Common Mistakes Body Corporates Make

Going with the lowest quote

Strata cleaning is a competitive market and lowball quotes are common. A price that seems too good is usually achieved by reducing visit frequency, using cheaper chemicals, or paying staff less than minimum wage. All three have downstream consequences for your building.

Not specifying frequency in the contract

Vague agreements like 'regular cleaning of common areas' create disputes. Specify every task with a clear frequency, daily, alternate days, weekly, monthly, so both parties have a shared understanding of what is included.

No condition reporting requirement

Your cleaning crew visits your building more frequently than almost anyone else. They are in the best position to notice early signs of damage, vandalism, or maintenance issues. A provider who does not offer condition reporting is leaving value on the table.

Span Cleaning and Strata

Span Cleaning provides strata and body corporate cleaning across Auckland. We provide written attendance logs, condition reporting, and dedicated account management. Contact us for a free site assessment and proposal tailored to your building.