Gym facilities are a highly valued amenity in common properties, offering lifestyle benefits and enhancing property appeal. However, they also present safety risks and carry legal obligations that should be proactively managed by the owners corporation or body corporate.
In Australia, gym facilities located on common property are subject to national Work Health and Safety (WHS) laws. These laws apply not only to workers engaged on common property, but also to the design, maintenance, and safe use of the facility by residents and visitors.
Under WHS laws, key duty holders are responsible for managing and eliminating safety hazards for anyone using or managing gym facilities within common property. This includes:
Typically includes owners’ corporations or bodies corporate, as well as schemes that engage workers, such as cleaners, contractors, tradespeople, or building managers.
Those responsible for the design, supply, or installation of gym equipment, flooring, or structural elements.
Individuals who make or influence decisions affecting a substantial part of the business or undertaking (e.g. committee members, directors, senior managers). Officers should exercise due diligence to assist the PCBU in meeting its WHS obligations.
WHS obligations also apply to owners corporations or bodies corporate that engage with workers, such as cleaners, contractors, tradespeople, and building managers, to work on common property. In these cases, they are legally considered either as a person conducting a business or undertaking (PCBUs) or a person with management and control of a workplace (PMCW). Workers and other persons at the workplace also have duties under the WHS Act, including taking reasonable care of their own health and safety.
Any attempts to contractually alter this responsibility would not be valid. However, duty holders can cooperate and coordinate to avoid duplicated efforts and meet all obligations.
For instance, a worker could also be an officer or an independent contractor (a PCBU).
In this case, each person must meet their duty to the required standard, retain responsibility, and consult, coordinate, and cooperate with other duty holders.
It is the duty holder's responsibility to manage risks by eliminating them as far as reasonably possible or, if not feasible, to minimise the risks. The term 'reasonably practicable' refers to doing everything within one's power to ensure safety within the workplace or common property.
| State | Legislation |
| NSW | Work Health and Safety Regulation 2017 – Chapter 8 |
| QLD | Work Health and Safety Regulation 2011 (Qld) – Chapter 8 |
| VIC | Occupational Health And Safety Regulations 2017 (Part 4.4) |
Fulfilling these WHS obligations regarding traffic management on common property is especially important if your owners corporation or body corporate is classified as a person conducting business or undertaking (PCBU).
If the owners corporation or body corporate does not have reasonable control measures to prevent foreseeable harm, the risk of injury, property damage, and legal liability increases significantly. Failure to meet WHS obligations when managing gym facilities on common property can result in serious legal, financial, and reputational consequences for the owners corporation or body corporate.
Further guidance on how to provide and maintain a physical work environment that is without risks to health and safety is available in the Code of Practice provided by Safe Work Australia.
Knowing who might be impacted by gym-related hazards and risks is key. This could be residents, tenants, visitors, or maintenance workers. Knowing this helps us plan to prevent more people from being exposed and deal with possible risks.
Gym hazards can be dangerous due to their often hidden nature, such as internal equipment faults or electrical issues. Therefore, it's essential to examine the condition of gym equipment, flooring, and electrical systems, and locate the source of risk with the assistance of a qualified professional.
Worn-out or deteriorated gym equipment and infrastructure can increase the risk of injuries, including falls, strains, crush injuries, or electrical shocks. Furthermore, faulty equipment or surfaces in areas frequented by residents, tenants, visitors, and workers can increase the likelihood of possible complications.
Many hazards have well-known and accepted control measures that can be immediately actioned. If this cannot be done, the following section can help you determine what methods can be used to manage the risk.
Once risks have been identified and evaluated, the next step is to implement appropriate control measures. This is essential, as WHS regulations across all jurisdictions require duty holders to demonstrate that reasonable steps have been taken to manage identified risks.
The most effective approach is to eliminate the hazard at its source. While some issues may be resolved quickly using existing controls, others may require more comprehensive planning and investment. Where elimination is not feasible, duty holders should apply the hierarchy of controls. This is a structured framework that ranks control measures from most to least effective in reducing harm.
The most effective way to control electrical risks is through elimination, which completely removes the source of the hazard. Some measures can include:
• Removing damaged or unsafe equipment from the gym.
• Decommissioning electrical outlets that pose a shock risk.
• Discontinuing high-risk activities that cannot be safely managed.
When it’s not feasible to eliminate the source of the hazard, it is best to minimise the impact by substituting or replacing a hazard with something that gives rise to a lesser risk.
• Replacing heavy free weights with resistance bands or machines.
• Using low-voltage equipment instead of high-voltage alternatives.
• Installing non-slip flooring in place of high-gloss surfaces.
Restricting the spread or exposure of the hazard can also help reduce risks. Some measures can include:
• Installing barriers or partitions around high-risk equipment.
• Restricting access to maintenance areas or plant rooms.
• Scheduling equipment servicing outside of resident access hours.
Engineering controls are physical measures that can be used to help minimise risk. This can include:
• Installing ventilation systems to manage air quality.
• Adding safety interlocks to gym machinery.
• Using automatic shut-off features on electrical equipment.
Administrative controls are strategies for implementing rules and procedures to manage hazards and help minimise the risk to others on the property. Some measures can include:
• Displaying clear signage for equipment use and safety rules.
• Providing induction or orientation for new residents.
• Scheduling regular inspections and maintenance checks.
Alongside other safety measures, giving workers the proper safety equipment or PPE can add an extra layer of protection against hazards. Some measures can include:
• Supplying gloves for cleaning or maintenance tasks.
• Providing hearing protection for noisy equipment areas.
• Recommending appropriate footwear for gym use.
Administrative and PPE measures should support, not replace, other control measures.
While they depend on human behaviour and supervision, these methods are less effective in reducing risks when used in isolation. Therefore, these controls should be utilised when other strategies aren’t practical or as stop-gap measures while implementing more efficient control methods.
Risk management is not a one-off task. It is a continuous process that requires regular review, documentation, and adjustment. Under the Model Code of Practice, duty holders should monitor the condition of the workplace and support control measures remaining effective over time.
For gym facilities on common property, the owners corporation or body corporate would benefit from implementing a system of ongoing monitoring that includes:
All safety-related incidents, including near-misses, should be recorded and reviewed to identify patterns or emerging risks.
Gym equipment, flooring, lighting, and ventilation systems should be inspected and maintained at regular intervals by qualified personnel.
Risk assessments should be reviewed and updated whenever new equipment is installed, usage patterns change, or modifications are made to the facility layout.
The condition of fixtures, air-conditioning, plumbing, and lighting should be monitored to help them remain safe and functional.
Cleaning schedules should reflect actual usage and potential contamination risks. High-touch surfaces, shower areas, and change rooms require frequent sanitation.
Facilities should be kept clean, safe, and accessible at all times. Broken or damaged furniture, fixtures, or fittings, including gym equipment, seating, mirrors, and lockers, should be repaired or replaced promptly. Disposable items such as soap, toilet paper, and cleaning supplies should be replenished regularly. Ongoing care for the facilities not only supports compliance but also demonstrates a proactive approach to health and safety, helping to build trust among residents and reduce the likelihood of costly incidents.
Further guidance on how to provide and maintain a physical work environment that is without risk to health and safety is available in the Code of Practice provided by Safe Work Australia.
To maintain a safe and hygienic environment:
All patrons should wear suitable exercise apparel to prevent injury. Closed shoes are recommended at all times.
Users should avoid engaging in conduct that endangers themselves or others. The following behaviours are not permitted:
To protect vulnerable users and reduce health risks:
To support safe and respectful use of gym equipment:
Children should not be left unsupervised at any time. Parents or guardians should not rely on other users to supervise children under their care.
Installing a defibrillator (AED) in gym facilities on common property is a proactive and potentially life-saving step. With increased physical activity, the risk of cardiac events can rise, making quick access to an AED a valuable addition to your community’s safety measures.
While AEDs are highly effective in emergency situations, they should be seen as part of a broader health and safety strategy. Their presence supports, but does not replace, other controls such as CPR training, clear emergency procedures, and regular equipment checks.
By identifying hazards, implementing effective control measures, and regularly reviewing systems, owners corporations or bodies corporate can help maintain safety and compliance. Following the risk management process and hierarchy of controls helps demonstrate that gym risks are reasonably managed following required WHS regulations.
Each state may have specific legislation and regulations concerning health and safety duties in owner corporations or bodies corporate. To help navigate these regulations, Safe Work Australia, a national policy body, offer a range of resources and tools to help committees manage hazards and risks. For the latest general WHS updates, guidance, and recommendations, please visit the official Safe Work website at safeworkaustralia.gov.au.
Our Community Health & Safety service is here to help provide schemes with appropriate mechanisms to manage these risks while supporting compliance with regulatory obligations. Through our resource library, online reporting system, and centralised repository, we are here to help support you in managing your health and safety obligations.
Whether you would like to report a current hazard or flag a near-miss incident, please use this report form to help manage health and safety risks on your common property.
Get an updated committee report of hazards, incidents, and work orders to help track and manage risks on common property.
Contact your strata, body corporate, or owners corporation manager for an up-to-date copy today.
Get an annual site inspection walkthrough of your common property to help spot new hazards and risks that arise over time. Contact your strata, body corporate, or owners corporation manager to organise an annual safety report for your property at a fee.
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This guide has been adapted and derived from Safe Work Australia materials in July 2025 under Creative Commons Attribution 4.0 International Licence (CC BY 4.0), as listed below. To view a copy of this license, visit creativecommons.org/licenses/by/4.0/. (SafeWork Australia). © Commonwealth of Australia.
