Autumn typically brings cooler temperatures, increased rainfall, and shorter daylight hours. These seasonal changes can affect the condition of common property and may increase the likelihood of certain hazards, particularly in outdoor and high-traffic shared areas.
For owners corporations and body corporates, autumn can be a practical time to conduct a structured walk‑through inspection of common property. Seasonal inspections may assist committees in identifying emerging hazards, reviewing existing control measures, and supporting an ongoing approach to work health and safety (WHS) risk management.
Under model WHS laws, duty holders are required to manage risks to health and safety so far as is reasonably practicable. Duty holders include anyone responsible for managing or controlling common property, such as an owners corporation or body corporate. This includes identifying hazards, assessing risks, and implementing appropriate control measures for common property areas.
In a strata context, owners corporations and bodies corporate may be considered persons conducting a business or undertaking (PCBUs) or persons with management or control of a workplace, particularly where workers such as cleaners, contractors, tradespeople, or building managers are engaged. In these circumstances, WHS duties can apply to the management of shared areas such as pathways, car parks, stairwells, plant rooms, and entry points.
Seasonal inspections are one way committees may demonstrate an ongoing risk management approach, particularly during periods where environmental conditions change.
SafeWork Australia explains that managing risks so far as is reasonably practicable involves considering what is known about a hazard, the likelihood of harm, the degree of harm that could result, and the availability and suitability of control measures. This means, having identified what can reasonably be done, weighed up the degree and likelihood of harm and how far a control may minimise the risk.
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 this is not feasible, to minimise them.
When foreseeable hazards on common property are not identified or addressed, the likelihood of incidents, injury claims, and property damage may increase. Slips, trips, and falls are commonly associated with wet surfaces, debris, uneven ground, and reduced visibility. All of which may become more prevalent during autumn.
If an incident occurs and reasonable control measures were not in place, owners corporations or bodies corporate may face increased legal, financial, and insurance exposure. Taking steps to identify and manage risks, particularly during high-risk seasons, may help reduce these outcomes.
Further guidance on incident notification requirements, including a downloadable handbook, is available from SafeWork Australia.
Once hazards are identified, the next step is assessing the level of risk. This involves considering:
It is recommended to use a structured risk assessment process to help prioritise which hazards require immediate action and which can be managed over time.
The hierarchy of controls is designed to help duty holders select the most effective risk control measures. SafeWork Australia notes that higher-order controls are generally more reliable than administrative controls or PPE alone.
Risk management is an ongoing process. After controls are put in place, they should be reviewed to check they remain effective, particularly as seasonal conditions continue to change.
Maintaining records of inspections and actions taken can help demonstrate that risks are being actively managed in line with WHS expectations.
SafeWork Australia identifies record-keeping as an important part of the risk management process. Keeping records of identified hazards, risk assessments, and actions taken may assist duty holders in demonstrating how risks are being managed.
Autumn walk‑through inspections may assist owners corporations and body corporates in identifying seasonal hazards, reviewing existing controls, and supporting their WHS obligations. By applying a structured risk management approach and using the hierarchy of controls, committees can take a practical and proportionate approach to managing common property risks.
Each state may have specific legislation and regulations concerning health and safety duties in owner corporations and body corporates. To help navigate these regulations, SafeWork Australia, a national policy body, offers 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 in place to manage these risks and meet 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.
This guide is created by PICA Services Pty Ltd ABN 70 651 941 114 (PICA Group). Community Health & Safety is a part of the PICA Group. Usage of Community Health & Safety services may be subject to charges. We advise you to fully understand the terms of service or agency agreement and any potential fees associated before utilising this service. While PICA Group has taken every reasonable care in compiling the information in this article, we do not guarantee the accuracy or completeness of the information provided. Links to third-party websites are provided for convenience only. PICA Group does not endorse or accept any responsibility for these websites’ content, use, or availability. PICA Group accepts no liability for any loss or damage caused by the use of or reliance on the information contained in this article or any links or third-party websites.
This guide has been adapted and derived from Safe Work Australia materials in March 2026 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.
