Strata cleaning · 2144
Strata Cleaning Auburn
Common-area cleaning for the apartment blocks around Auburn station and across the 2144 postcode. Lobbies, lifts, stairwells, corridors, bin rooms and car parks — cleaned to a written scope, and reported back to your committee every month.
- A scope the committee can actually hold us to
- The bin room treated as a scheduled item, not an afterthought
- Monthly building walk, reported to the committee
- Rolling agreement — re-endorsed on the work, not a clause
Paperwork before the first shift
Not after you chase us for it. Everything below is a document we can hand your landlord, your practice manager or your committee.
- $20m public liability
- Certificate of currency, emailed on request
- Police-checked cleaners
- WWCC-cleared where children are on site
- Nothing locking you in
- One fixed figure, in writing, inside 24 hours
What is strata cleaning in Auburn?
Strata cleaning in Auburn is the scheduled cleaning of the common property of an apartment or mixed-use building in the 2144 postcode. It covers the entry and lobby, lifts, stairwells and fire stairs, corridors, the bin room, the car park, the letterbox area and any shared amenity. It does not cover anything inside an individual lot, which remains the owner's responsibility.
The work is normally paid for by the owners corporation from the administrative fund, and it is usually specified in a written scope agreed with the strata committee or the strata managing agent.
Clean Best cleans strata buildings in Auburn NSW 2144, carries $20m public liability cover, and every cleaner holds a current National Police Check. It walks each building monthly against the written scope and reports the findings to the committee, quotes after a free walkthrough, and works with no lock-in contract.
- Trading since 2015Family-operated, working out of Western Sydney
- Police-checked cleanersWWCC-cleared where children are on the premises
- $20m public liabilityCertificate of currency emailed on request
- Written quote in 24 hoursOne fixed figure, and nothing locking you in
Common property, specifically
Strata cleaning Auburn committees can put in front of a meeting
Strata cleaning Auburn buildings need is different from commercial cleaning in one crucial respect: nobody who pays for it is in charge of it. An owners corporation is a committee, the committee changes, and the person who complains about the lobby is rarely the person who negotiated the contract. Which means a strata clean does not survive on being good. It survives on being *demonstrably* good, month after month, to people who were not there when it was agreed.
Auburn has a lot of this stock — apartment blocks around Auburn station and through the streets off the strip, plenty of it mixed-use with shops on the ground floor and residential above. That mixed-use arrangement is where most of the arguments start.
The boundary, before anything else
The first thing we walk with a committee or a strata manager is not the lobby. It is the boundary. What is common property and what is a lot. Whether the service corridor behind the shops is the strata's or the retail tenancy's. Whether the bin area is shared, and if so, who is actually paying for it to be cleaned. Whether the entry from the street to the residential lift is common or falls inside the commercial demise.
Get that wrong and you get one of two failures: either the cleaner is quietly doing work the owners corporation is not being paid for, or somebody is furious that an area they assumed was covered has never been touched. Both are avoidable in an hour at the start, and both are miserable to unpick a year in. So it goes in the scope, in writing.
The bin room is the whole building's mood
Every strata committee in the country has a bin room problem, and it is the single most reliable source of complaints in a residential building. It is also the area a cheap clean does worst, because it is unpleasant and nobody is watching.
We schedule it properly. Bins moved out and back for collection. The floor washed, not swept — a swept bin room floor is still a sticky bin room floor. The chute base cleaned where the building has one. The room deodorised. And we will be honest with the committee about the limit of what cleaning can fix: if the collection frequency is simply too low for the number of lots, no cleaner on earth will make that room acceptable, and you need a different conversation with the council rather than a different cleaner.
Lifts, stairs and the surfaces everybody touches
The lift is the most-touched space in the building and the most-judged. Buttons, handrails, the mirror, the tracks at the bottom of the doors where grit collects and eventually stops the doors closing cleanly — all of it in scope, every visit. Fire stairs matter too, and they are almost always neglected because almost nobody uses them until the day everybody does.
The car park, and the stain you cannot get back
Basement car parks get swept and scrubbed on a rotation, and the driveway and ramp get pressure washed where the building has them. The thing worth catching early is oil. A leaking car parked on unsealed concrete for two years leaves a stain that is very close to permanent, and it is precisely what an owner notices when they are trying to sell a unit. Treating it in year one is cheap. Treating it in year three often is not possible.
How the committee knows it happened
This is the part most cleaning contracts skip. A named supervisor walks the building once a month against the written scope and sends the committee — or the strata manager — what they found. Not a tick sheet: the actual findings, including the things nobody had raised yet.
It gives you something to table at a meeting other than one owner's impression of the lobby, and it means problems are usually caught before an owner has to complain about them. Anything below standard is corrected before the next scheduled visit, at no charge.
And nothing locking the building in
A rolling agreement, 30 days notice either way. Committees turn over and priorities change, and a cleaner who needs a multi-year clause to hold a building is telling you something about what year two will look like. We would rather be re-endorsed on the evidence of the work.
Call 1300 494 983 and we will walk the common property with you or your strata manager.
Lifts and touchpoints
The surfaces every resident in the building touches
In a residential block the lift is the shared living room nobody admits to. Every resident touches the buttons, leans on the handrail, and looks in the mirror on the way down. It is also where grit collects in the door tracks until the doors start hesitating, at which point it stops being a cleaning issue and becomes a lift-contractor invoice.
So the lift is a named line in the scope, cleaned every visit: buttons and panel disinfected, handrail wiped, mirror done with the right product for the coating, and the tracks cleared out. The same goes for entry door handles, intercom panels, letterbox fronts and stairwell rails — the small, constantly-touched surfaces that decide whether a building feels looked after.
- Lift buttons, panels and handrails disinfected each visit
- Door tracks cleared before grit becomes a lift fault
- Intercom panels, letterboxes and entry handles in scope
- Fire stairs cleaned, not just the stairs people use
What's included
What a strata clean covers in Auburn
A typical common-property scope for an Auburn residential block. Yours is written from the walkthrough with the committee — this is the shape it usually takes.
- Clean and mop the entry, lobby and foyer floor; clean entry glass and door frames
- Clean the lift car: buttons, panel, handrail, mirror, walls and the door tracks
- Sweep and mop all corridors, landings and shared walkways
- Clean stairwells and fire stairs, including handrails, treads and risers
- Wipe intercom panels, letterbox fronts, notice boards and shared door handles
- Move bins out and back for collection; wash the bin room floor and clean the chute base
- Deodorise the bin room and clear the ground immediately around the bin area
- Sweep and spot-scrub the basement car park on the agreed rotation
- Pressure wash the driveway, entry ramp and hardstand on the agreed rotation
- Clean any shared amenity — laundry, mail room, bike store or common room
- Remove cobwebs from entries, stairwells, ceiling corners and light fittings
- Spot-clean walls, skirtings and lift surrounds where marks have appeared
- Report graffiti, damage, blown lights and hazards to the committee or strata manager
- Disinfect the high-touch surfaces: handrails, buttons, handles and switches
Window cleaning above ground level, hard-floor stripping and resealing, carpet extraction and oil-stain remediation in the car park are periodic programs and are quoted separately.
Pricing
What a strata cleaning quote in Auburn is built from
Lot count, number of levels, whether there is a lift and a basement, bin arrangement, and how much of the ground floor is actually common property. Never a per-lot rate card.
Small block
A walk-up or small residential block near Auburn station — a lobby, stairs, corridors, a bin area and a small car park or hardstand.
- One to three visits a week, depending on lot count
- Lobby, stairs, corridors, letterboxes and bin area each visit
- One consistent cleaner who learns the building
- A written scope the committee can actually hold us to
Fixed in writing before we start. It does not move afterwards.
Mid-rise with lifts
A lift-serviced residential building with a basement car park, a bin room, and shared amenity space.
- Lifts, tracks, buttons and mirrors cleaned every visit
- Bin room washed rather than swept, chute base cleaned
- Basement car park swept and scrubbed on rotation
- Named supervisor, monthly walk, report to the committee
Fixed in writing before we start. It does not move afterwards.
Mixed use over retail
A residential block above ground-floor shops, or a complex where the strata boundary with commercial tenancies needs to be worked out carefully.
- The strata/retail boundary walked and written into the scope
- Service corridors, shared entries and split bin areas covered
- Driveway and ramp pressure washing on a periodic program
- Certificate of currency and SWMS supplied to the strata manager
Fixed in writing before we start. It does not move afterwards.
We walk the premises for nothing. The written quote follows inside 24 hours.
How it works
How we start on an Auburn strata building
Four steps, and the first walk is about the boundary as much as the cleaning.
- 1
Talk to us with the committee
Ring 1300 494 983. Lot count, whether there is a lift, where the bins go, and what the last cleaner kept getting wrong.
- 2
We walk the common property
Free, with you or the strata manager. We walk the boundary of what is common and what is a lot, and we photograph the state of it.
- 3
A scope a committee can vote on
Inside 24 hours: a written scope split by area and frequency, and one fixed figure. Something you can actually table at a meeting.
- 4
Cleaner starts, supervisor reports
The same police-checked cleaner each visit, and a monthly walk of the building against the scope, reported back to the committee.
FAQ
Strata cleaning questions from Auburn committees
What owners corporations and strata managers in 2144 ask before changing cleaner.
What does strata cleaning in Auburn actually include?
Clean Best cleans the common property: the entry and lobby, lifts including the tracks and the buttons, stairwells and fire stairs, corridors, the bin room, the car park, letterbox area and any shared amenity the building has. What it does not include is anything inside a lot — that is the owner's. The line between the two is written into the scope at the start so nobody is arguing about it at a committee meeting nine months later.
The bin room is our biggest problem. Can you fix it?
It usually is, in every building. Clean Best treats the bin room as a scheduled item rather than an afterthought: bins moved out and back on collection day, the floor washed rather than swept, chute bases cleaned, and the room deodorised. The honest part is that a bin room is a behaviour problem as much as a cleaning one, and we will tell the committee plainly if the collection frequency is simply too low for the number of lots.
How does the committee know the work was actually done?
Clean Best works to a written scope and a supervisor walks the building monthly against it, then sends the committee or the strata manager what was found — including the things nobody had raised yet. That gives you something to table at a meeting other than one owner's impression. If something is below standard it is corrected before the next scheduled visit, at no extra charge.
Can you clean the car park and the driveway?
Yes. Clean Best sweeps and scrubs basement car parks in Auburn buildings on a rotation, and pressure washes the driveway and entry ramp where the building has one. Oil spotting on a basement slab is the usual issue and it is worth treating early — once a leak has soaked into unsealed concrete for a couple of years it is very difficult to get back, and it is exactly the sort of thing an owner notices when they are trying to sell.
Do you handle buildings with retail on the ground floor?
Common in Auburn, and yes. A residential block sitting above shops has a genuinely awkward boundary — the retail entry, the shared lobby, the service corridor and the bin area may be split between the strata and the commercial tenancies. Clean Best walks that boundary with the committee or the strata manager at the start, writes it into the scope, and cleans exactly what is common property and nothing that is not.
Are your cleaners insured, and can you supply the certificate?
Clean Best carries $20m public liability cover and workers compensation for everyone on the roster, and every cleaner holds a current National Police Check before their first shift. The certificate of currency goes to your strata manager before we start rather than when somebody eventually asks. Where the building requires safe work method statements for a task, we supply those too.
Is there a lock-in contract for strata work?
No. Clean Best works with Auburn strata buildings on a rolling agreement with 30 days notice either way. Committees change, priorities change, and a cleaner who needs a lock-in clause to keep a building is telling you something about how the standard will look in year two. We would rather be re-endorsed at each AGM on the evidence of the work than protected by a contract.
Keep looking
What Auburn buildings add to the strata schedule
One supervisor, one report to the committee, one invoice.
Get strata cleaning Auburn committees can actually verify
A free walk of the common property, a written scope you can table at a meeting, and a monthly report. Call 1300 494 983.