Check your committee's spending limit
Every scheme sets its own limit on what the committee can approve without going to the owners. Check yours before you ask for a decision, so the quote goes to the right meeting.
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Strata and Common Area Cleaning in Darwin
Common property cleaning for Darwin bodies corporate, unit title schemes and building managers. The scope arrives as a task list by frequency, so your committee can lay two quotes side by side and actually compare them.
One fixed monthly figure for the annual budget and a signed sign off after every visit for the minutes. Visits run early morning from 6am or in the evening until 10pm, at times that suit residents.
- Every area listed with a frequency, never the words as required
- Signed sign off sheet after each visit
- A fixed monthly figure your treasurer can budget from
- Early morning from 6am or evening until 10pm
- 6am to 10pm
- Seven days, plus a 24-hour emergency line
- We stay until you're happy
- Our guarantee on every clean
- $10M
- Public liability insurance
- Free quotes
- Fixed before we start
Who actually signs off on a cleaning contract?
Several people get involved, and knowing who decides is what stops a quote sitting in an inbox for two months.
The body corporate is the party that contracts, and the committee makes day to day decisions within the spending limit your scheme has set. Above that limit, the decision goes back to the owners.
The body corporate manager usually sources the quotes and issues the paperwork, but the decision sits with the committee or the owners. The building manager or caretaker, where there is one, keeps an eye on the scope day to day.
How does the spend actually get approved?
The part that decides whether your quote ever gets voted on.
Comparable quotes get decided
That is why we write scope as a frequency table. If one quote is a paragraph of prose and the other is a schedule, owners cannot compare them and the vote gets deferred.
The budget is set once a year
Cleaning sits in the annual budget your general meeting approves, which is why one fixed monthly figure works better than a per visit rate. It drops in as a single line.
A committee is not buying a clean. It is spending other people's levies and has to be able to show it did that properly.
What is in the routine common property scope?
Every line gets a frequency on the quote. Daily, twice weekly, weekly, fortnightly or monthly, never the words as required.
Two notes on the edges. Putting communal bins out to the kerb is an easy line to argue about, so it goes on the quote either way. And around a shared pool we never leave furniture, planters or equipment against the fence, where a child could use it to climb.
How does the service run each month?
Four steps, and the last one is what your secretary attaches to the minutes.
Contact us-
Step 01
Walk the building
With you or your manager. We count levels, lifts, bins, car park bays and shared facilities, and note what the last cleaner was missing.
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Step 02
Scope and one monthly figure
Every area with a frequency against it, priced as a single monthly number for the budget.
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Step 03
Visits that suit residents
Early morning from 6am or evening until 10pm, on the days agreed, so lifts and stairwells are not blocked at peak times.
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Step 04
Signed sheet and monthly report
A sign off sheet per visit and a dated photo report each month, written to be tabled at a committee meeting without editing.
Why does the wet season change the schedule?
Because shared circulation space with no airflow is where mould starts first.
From November to April the air stays humid for months, and shaded stairwells, breezeways and lift lobbies get little ventilation. So a schedule written for a southern building is wrong here: painted surfaces in those areas need checking every visit through the wet, not once a quarter.
Mould wiped off early stays a cleaning job. We start with a mild detergent on hard surfaces, and if it has gone beyond a surface clean, we tell you and quote mould cleaning as its own job.
What changes on common property before a storm?
Loose material on common property becomes debris in high winds, so the schedule shifts as the wet arrives.
- Before and through the wet we clear loose material from car parks, breezeways and bin compounds, so less of it can blow about
- After a storm, leaf litter and palm fronds come off the hardstand and the drains at the low point are cleared
- Green waste needs a place to go, so we agree before the visit whether we take it away or where it is left
When a storm drops a canopy across your car park, that is a call to us rather than a pile beside the bin compound for a week.
What does your committee get on file?
Six things, because a committee spending levies needs evidence, not reassurance.
A Darwin office
We work out of 93 Smith Street in Darwin City, so a missed visit is a local call.
Scope as a frequency table
Every area, every frequency, in a format a second quote can be laid against.
A signed sheet per visit
Dated and signed, so the secretary can show what the levies paid for.
A monthly report to table
Photos by area, plus maintenance items we spotted, ready for a meeting pack.
Public liability on file
We carry $10 million public liability insurance.
Happy before we leave
Our cleaners don't leave until you're happy with the work.
What do Darwin building managers say about us?
How is strata cleaning priced in Darwin?
No rate card, because no two buildings are the same. We quote after walking the building, then give you one monthly figure.
The building
Unit count, levels, lifts and whether there is a pool, gym or basement.
The outside areas
The size of the bin compound and car park, and the glass reachable from common areas.
Frequency
How often each area is done, which moves the figure more than anything else.
One monthly line
Priced per visit, multiplied by the contracted visits and averaged over twelve months.
If a quote is well under the others, lay the scopes side by side by frequency and the gap usually explains itself. The walkthrough is free and carries no obligation.
What do committees add to the routine scope?
Periodic work, quoted separately so the monthly figure stays stable.
Pressure washing
Car park, bin compound, breezeways and paths, usually once or twice a year. From $195. See pressure washing
Window cleaning
Common area glass reachable from the ground and walkways. Up to 10 windows from $170. See window cleaning
Mould cleaning
For stairwells and lobbies that have gone past a wipe down. From $315. See mould cleaning
Carpet steam cleaning
Lobby and corridor carpet, once or twice a year, quoted after an inspection. See carpet cleaning
Tile and grout
Foyer and breezeway tiling where mopping has stopped working. $38 per square metre. See tile and grout
Water damage drying
Burst pipes and storm water into common corridors. Call out $265. See water damage drying
Which Darwin buildings do we service?
CBD towers, the northern suburbs unit blocks and Palmerston. Building outside these? Send the address and we will confirm the same day.
City and coastal
- Darwin CBD
- Larrakeyah
- Stuart Park
- The Gardens
- Fannie Bay
- Parap
- Cullen Bay
- Nightcliff
Coastal salt air coats glass and louvre blades, requiring extra care on tracks.
Northern suburbs
- Casuarina
- Alawa
- Wagaman
- Leanyer
- Karama
- Malak
- Marrara
- Wanguri
High residential rental movement makes bond cleaning very common across these suburbs.
Palmerston and rural
- Palmerston
- Berrimah
- Winnellie
- Howard Springs
- Humpty Doo
Larger family blocks and sheds often combine regular cleans with outdoor pressure washing.
What do committees ask before they appoint a cleaner?
How much does strata cleaning cost in Darwin?
It is quoted after we walk the building rather than off a rate card, because unit count, levels, lifts, outside areas and frequency all move the number. You get one fixed monthly figure in writing before anything starts.
Can our committee approve this, or does it go to a general meeting?
It depends on the spending limit your own scheme has set for the committee. Check that first, and if the contract is above it, our frequency table is ready to go into the meeting papers beside any other quote.
Can you give us one fixed monthly figure for the budget?
Yes, and it is how we prefer to quote. We price the scope per visit, multiply by the contracted visits and average it over twelve months, so the budget gets a single line.
When do your cleaners visit?
Between 6am and 10pm, seven days. Most buildings choose an early morning visit before residents head out, or an evening visit after the busy hours.
How do you handle mould in the stairwells?
By checking painted surfaces every visit through the wet, from November to April, rather than quarterly. A mild detergent comes first, and anything past a surface clean is quoted separately.
Do you handle the bins and the car park?
Both are in the routine scope. Putting bins out to the kerb is priced on the quote either way, so it never becomes an argument.
What happens if an owner complains about the cleaning?
Tell us and we come back. The signed sheet and the monthly photo report usually settle what was and was not done, and our cleaners don't leave until you're happy with the work.
We stay until it's right
Our cleaners don't leave until you're happy with the work. For end of lease cleans, if you're not satisfied and tell us within 72 hours, we come back and re-clean.
Ready to get a committee ready quote?
Send the building address, the number of units and levels, and what facilities are on the common property. We walk it, write the scope as a frequency table and come back with one monthly figure.
- Reply within 2 hours
- No lock-in contracts
- Open 6am to 10pm, 7 days
Monday to Sunday: 6:00 AM - 10:00 PM
93 Smith St, Darwin City NT 0800
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