The discussion of safety within the strata industry (also known as body corporate or owners corporation) has gained attention in the past few years with some well documented catastrophic incidents.
Most prominent and at the forefront is ‘SafeWork NSW v The Owners – Strata Plan No 93899,’ where a Strata Owners Corporation has recently been convicted of the site death over an industrial gate falling on a man who lost his life from his injuries.
This highlights the need for increased awareness around hazards in strata properties for both strata managers and owners.In the below article, Mabi services provides a breakdown of the most common hazards to look out for in your property.
Trip & Slip Hazards
Surfaces; new, old, or somewhere in between, these are an item worth understanding and monitoring. Trip and slip hazards, whilst often lower risk injuries are notably one of the most common that do occur. The owners corporation has a requirement under the ACT to repair and maintain common property and often it is lack of maintenance that leads to these types of hazards.
Outside of the obvious hazards like exposed brickholes in driveways, others to consider might be a significant amount of vehicles damaging the driveway, a pathway, raised lips between surfaces, steps not clearly discernible, the non-slip paint having worn out, or the tiles or lino floors that are slippery. The reality is hazards are endless and everywhere.
Being aware, monitoring and accountable to trip and slip hazards can save you, your team and individuals a great deal of pain and suffering.
Stairwells & Passageways
The common stairwell and passageway come in varying forms throughout most types of strata properties and hence varying forms of safety hazards. Common themes reported include the height and design of the balustrade, non-functional lighting, storage round the stairwell and passageway that restrict safe access, egress, and stretcher clearances.
Frequently these areas are used as additional private storage. Examples include prams, bikes and pot plants. Imagine first responders in an emergency tripping and injuring themselves. These common thoroughfares should be treated as the passageways they were designed to be.
Fire Safety
Fire safety would seem to be self-explanatory, but it is often left unmaintained or in the ‘will-do’ pile.
Strata properties are designed to have a number of essential safety items installed throughout the common property. These items are required to be maintained as well as having a completed Annual Essential Safety Measures Report as part of compliance.
Whether the development is two storey with one catwalk or a tower in the CBD the legislation states all essential safety measures (ESMs) must be maintained as per their design / maintenance determination and all classes (except 1a) sites must prepare the Annual Essential Safety Measures Report.
In addition to missed annual audits, it’s common to see unmaintained ESMs like fire extinguishers, fire doors propped open, flagged defects not being rectified and out of date evacuation diagrams.
These can all lead to increased spread of fires and/or delayed extinguishing, ultimately running a risk of voiding insurance claims and risk to life.
Hazardous Substances
This covers a broad range of materials both new and old that need to be addressed. Commonly asbestos comes to the forefront of this topic. It is a regulatory requirement for properties with the presence of asbestos to have the asbestos register updated at least every 5 years. This is often missed or ignored.
There are however many other forms of hazardous substances to consider. Many sites still have some form of common caretaker room or storage and many of these are filled with solvents, flammable items and poison. These should be stored appropriately and as per their Safety Data Sheet (SDS) while often are left in shelves on common property, freely accessible to all people including children.
Owners Corporations often have rules that regulate or restrict the use of barbecues on balconies due to fire risks, smoke drift, and potential nuisance to neighbours. Some buildings may ban them outright, while others allow them under certain conditions. It’s essential to review your building rules or consult your strata committee to understand the rules applicable to your property.
Storage
This is one of the most complex of hazards in strata properties. Storage on common or private property can impact common properties alike.
It’s important to remain open minded and educate residents on their responsibilities given the significant impact improper storage can have on the safety of common property.
An easy example to use is over filling a storage cage which can restrict how far a sprinkler head can reach in a fire.
Other examples include:
- Storage of chemicals etc within a private car park or carport may still be a hazard as it is freely accessible to all people.
- Hanging items over balcony (often not commercially secured).
- Impeding safe access and egress along walkways and stairwells.
- Filling riser cupboards or service areas with unclaimed rubbish or items like bikes and canoes etc.
Living in a strata property comes with shared responsibilities—especially when it comes to safety. The everyday risks found in these buildings, like tripping hazards, blocked stairwells, or neglected fire equipment, can quickly turn into serious problems if ignored. It’s not just about ticking compliance boxes; it’s about keeping people safe and avoiding preventable accidents.
Strata committees, managers, and residents all play a role in staying alert to these issues and taking practical steps to address them. A culture of awareness and regular upkeep makes all the difference—and helps ensure everyone gets home safely.
To learn more about safety prevention contact Mabi Services or speak to your community management team. To discuss your property’s strata management needs or receive a FREE management proposal contact our friendly team. We also offer more helpful resources and community living news in our FREE newsletter.
