Decorating Communal Entrances and Stairwells in London Blocks of Flats

The Challenge of Communal Area Decoration

Communal entrances, landings, and stairwells in London blocks of flats are among the most demanding surfaces any decorator will face. They receive continuous foot traffic across every hour of the day, must look presentable throughout the works, and need to satisfy a diverse group of residents — each of whom may have a strong opinion on the final colour or finish. Getting the specification, the logistics, and the communication right is as important as the painting itself.

Durability: Why Standard Emulsion Will Fail

The single most important specification decision in a communal area is using a paint system genuinely designed for heavy-traffic surfaces. Standard trade emulsions — even good ones such as Dulux Trade Vinyl Matt — are not appropriate for communal walls in a busy building. Within months, scuff marks, handprints, and contact abrasion will create a dirty, streaky surface that is difficult to clean without removing the paint film.

The correct products for communal walls are:

Scrubbable emulsions such as Dulux Trade Diamond Matt or Johnstone's Aqua Guard. These are formulated with harder binders that resist abrasion and can be wiped down without damage.

Eggshell in well-trafficked areas below dado height. An oil-based or water-based eggshell provides a semi-sheen surface that is easy to clean and shows less scuffing than a flat finish.

Satin or semi-gloss on skirting boards, door frames, and handrails. These surfaces receive direct contact and need a film-forming finish that resists moisture and abrasion. Johnstone's Aqua Water-Based Satin or Dulux Trade Gloss applied over a sound primer will outperform any emulsion in this position.

For floors — where applicable — a two-part epoxy floor paint such as Flowcrete or a good quality floor enamel provides the wear resistance communal flooring demands.

Colour and Finish Considerations

Conservation areas and listed buildings in London often have restrictions on communal colour schemes, sometimes specified by the head lease or the estate management company. Always confirm any constraints before presenting options.

For neutral schemes, cool whites and light greys read clean and make narrow stairwells feel larger. Dulux Trade Brilliant White in a scrubbable finish is functional but can feel institutional. A step up to Farrow & Ball's Blackened or Little Greene Slaked Lime introduces warmth without darkening the space.

A contrasting darker tone on the dado section — running to approximately 900mm from the floor — can dramatically reduce the visible impact of scuffs and handprints in the lower zone of the wall.

Leaseholder Consultation

Under the terms of most long leases, managing agents must consult leaseholders under Section 20 of the Landlord and Tenant Act 1985 before committing to major works contracts above certain cost thresholds (currently £250 per leaseholder). This applies to most communal repaints in blocks of any significant size.

As the decorator, it is not your legal responsibility to manage this process, but understanding it is useful for managing client expectations around programme. Section 20 consultation has a minimum 30-day notification period. If the managing agent has not yet issued notices when they first contact you, the start date you agree on may shift.

It is good practice when quoting communal work to ask whether the Section 20 process has been completed and to flag the issue if the timeline seems tight.

Phased Access: Keeping the Building Operational

A full stairwell shut-down in a residential building is rarely acceptable. Residents need access to their flats at all times, which means communal decoration must be planned around phased working: completing one floor and allowing it to dry before moving to the next, working early morning before high-traffic periods, and maintaining clear egress at all times in accordance with fire safety requirements.

Practically, this means:

• Scaffold towers must never obstruct a staircase beyond what allows single-file passage; handrails must remain accessible at all times
• Wet paint must be clearly signed and barriers placed where appropriate
• Strong-smelling oil-based products should be avoided in enclosed stairwells; water-based alternatives perform just as well and dramatically reduce fume complaints from residents
• Work should not begin before 8am in most residential buildings — confirm with the managing agent

Getting the Quote Right

Communal work is frequently underpriced because decorators do not account for the true cost of phased working, access logistics, and the additional time required to work around a live building. A two-storey stairwell in an occupied block will take significantly longer than the same area in an empty property. Quote accordingly, and be specific about the programme in your tender document so the managing agent understands what they are paying for.

For communal entrance and stairwell projects in London, contact us for a detailed specification and quote.