Kings Beach, Sunshine Coast
Exterior painting in Kings Beach, where most homes share a wall.
Kings Beach is mostly apartments. That makes the exterior a committee job far more often than one owner's call, and the salt off the open sea sets the spec.
- Since 1985
- /Family-run, locally owned
- /Fully insured
- /Dulux + Taubmans accredited
- /Lead & asbestos qualified
Local context
What this work looks like in Kings Beach.
Kings Beach was where Caloundra's first holidaymakers stayed, and the Caloundra Beach Estate was released here in 1925. Today it's apartments. At the 2021 Census, 92.2 percent of occupied homes in Kings Beach were flats or apartments, and high-rise along the headland is the main thing you see. So most exterior painting here is a body corporate job. The committee picks the colour, the strata manager books the work, and the residents need to know which balcony we're on and when.
What we watch for
Conditions that change the job here.
This is open coast. Kings Beach faces the Coral Sea from the north-east around to the south, with Wickham Head rising about 20 metres at the northern end. The salt load is heavy, and you can see it on public structures too. When council upgraded the Kings Beach ocean pool in 2026, the work included corrosion treatment and recoating of every shade structure and seat. Painted metal on a block gets the same thinking. Balustrades, gates and bare galvanised iron or Zincalume get a metal primer first, as Dulux specifies within one kilometre of the sea. Dulux also recommends washing coastal paintwork every six months, which is worth writing into a building's maintenance plan.
How it runs
What to expect.
We start with the committee and the strata manager. We need the original colour scheme or a protected surface to match, a list of the balconies we have to enter, and the dates residents can live with. Then we walk the building and price it by elevation, because the seaward faces wear far faster than the walls facing the street. Residents get a written notice before we start. Walk-ups and low-rise blocks we reach with ladders and scaffold. A tower above that needs specialist access, and we'll tell you straight if a building is outside what we do.
Usually included
- Body corporate unit blocks, with committee colour approval first
- Seaward elevations specced and priced apart from the street side
- Metal primer on balustrades, gates and bare galvanised iron
- Resident notices and balcony access booked before work starts
- Walk-ups and low-rise blocks, with access planned up front
Painting a building
In Kings Beach the owners' committee is usually the client.
Approval before paint
The committee approves the scope and the colours, usually against the original scheme. We price by elevation in writing, so the owners vote on real numbers.
Salt off the open sea
Kings Beach faces the Coral Sea from the north-east around to the south. Seaward faces wear first, so they’re washed harder and specced heavier than the street side.
Residents booked in
Every balcony we need is booked with the resident before we arrive. Notices go out with the dates, and the work moves around the building in a set order.
How a Kings Beach block runs
Committee, notices, then the building.
01
Meet the committee.
Scope, colours and budget get agreed with the committee or strata manager first. If nobody has the original scheme, we colour-match off a protected surface.
02
Book the balconies.
Residents get a written notice with dates. Balconies we need to enter are booked unit by unit, so nobody comes home to a painter they didn’t expect.
03
Wash, treat, prime.
Every face is washed. Rusted balustrades and gates are taken back and primed for metal, and the seaward walls get the heavier system under the topcoat.
04
Sign off each face.
Each elevation is walked and signed off as it finishes. Touch-ups happen before the scaffold moves round to the next side of the building.
For agents and property managers
Kings Beach strata and rental stock.
Nearly half of Kings Beach homes were rented at the 2021 Census. We work with strata and property managers on access, keep resident notices on file, and send photos of each finished elevation with the invoice.
Common questions
What people ask before booking.
Who signs off on painting our Kings Beach unit block?
The body corporate committee, usually through the strata manager. They approve the scope and the colours, and the colours normally have to match the original scheme or a new one the owners have voted on. We give the committee a written quote by elevation, then a resident notice once the dates are set.
Can I repaint my own balcony in a Kings Beach block?
Check your by-laws first. Balcony walls and balustrades are often common property, and the committee may control the colour even where the space is yours to use. If the committee is planning the whole building, it usually makes sense to fold your balcony into that job. We’re happy to talk to the strata manager for you.
How long does a unit block exterior take compared with a house?
Longer, and the residents set the pace as much as the weather does. A house takes us five to ten working days. A block depends on its height, the number of balconies and how often residents need access, so we set its timeline with the committee before we start and put the dates in writing.
Why does salt matter so much on a Kings Beach building?
Because Kings Beach faces the open sea. Dulux’s technical advice says the mix of salt and moisture in coastal air is corrosive, and it shows on paint and metal first. Council’s 2026 upgrade of the Kings Beach ocean pool included corrosion treatment and recoating of all its shade structures and seating. We treat a block’s balustrades and gates the same way: rust back, metal primer, then the topcoat.
There are still a few houses in Kings Beach. Do you paint those too?
Yes. Separate houses were only 5.8 percent of occupied Kings Beach homes at the 2021 Census, and most of them face the same salt as the blocks around them. We price the seaward walls apart from the sheltered ones and wash every wall before a coat goes on.