Smaller strata schemes often work very differently from larger buildings. With fewer lots, familiar shared spaces, and close‑knit committees, many decisions about common property are handled collaboratively and informally. In these environments, health and safety considerations are often managed through everyday judgment rather than formal processes.
This approach is not wrong and, in many cases, it works well. However, work health and safety (WHS) responsibilities are not determined by the size of a scheme. They relate to how common property is used and whether people could reasonably be exposed to risk. For smaller schemes, this does not mean adopting complex systems or additional layers of paperwork. It means aligning the practical decisions committees already make with a clear, consistent approach that fits the scale and nature of the property.
Under model WHS laws, health and safety duties apply to managing risks associated with common property so far as is reasonably practicable. These duties are designed to prevent harm to anyone who may be affected by the condition or use of shared areas.
In strata settings, owners corporations and body corporates may hold WHS responsibilities where workers are engaged to carry out tasks such as cleaning, maintenance, repairs, or inspections. In these situations, an owners corporation or body corporate may be considered a person conducting a business or undertaking (PCBUs) or a person with management and control of a workplace (PMCW).
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.
SafeWork Australia explains that WHS duties focus on managing foreseeable risks where people may be exposed, rather than on the size or complexity of a property. For smaller schemes, this means fewer areas to manage, not fewer responsibilities.
In smaller schemes, health and safety issues rarely arise because committees are disengaged. More often, they arise because decisions are made informally and not revisited as conditions change. When an incident occurs, questions may be asked about what was known at the time and how risks were considered. If discussions, inspections, or follow‑up actions were handled verbally, it can be harder to explain the context later, particularly as committee members change.
This doesn’t mean small schemes need detailed reporting systems. It means that keeping simple, consistent records can help preserve the reasoning behind decisions and demonstrate that health and safety considerations were part of normal property management.
SafeWork Australia identifies review and record‑keeping as part of effective WHS risk management. In smaller schemes, even brief notes of inspections or decisions can help preserve context over time and support continuity as committees change.
These patterns are common and understandable in smaller schemes. Recognising them is not about finding fault. It’s about understanding where a little extra visibility can help support the good judgment committees already apply.
SafeWork Australia encourages risk assessment by considering the likelihood and consequences. In smaller schemes, simple tools like a risk matrix can be used as a sense‑check to support discussion and prioritisation, rather than as a formal reporting requirement.
Common property conditions change over time. Weather, wear and tear, and patterns of use can all affect risk levels, particularly in smaller schemes where the same areas are used repeatedly.
Reviewing known hazards and checking whether existing controls remain appropriate helps prevent risks from becoming “background issues”. Keeping brief records of inspections, discussions, or actions taken can also support continuity, especially as committee membership changes.
In smaller schemes, risk management works best when it becomes part of regular conversation rather than a separate task.
In many smaller schemes, health and safety only become visible after an incident or complaint. When things are running smoothly, it’s easy for risk management to fade into the background.
Taking time to notice and revisit shared risks before an incident occurs helps committees feel confident that reasonable care is being applied, even when day-to-day management feels straightforward. It also supports continuity, particularly as committee members change or responsibilities shift.
This kind of early attention is not about anticipating problems. It’s about maintaining awareness so that familiar risks don’t quietly become accepted risks.
SafeWork Australia identifies reviewing and monitoring risks as part of effective WHS risk management. In smaller schemes, this can be as simple as revisiting known issues periodically to keep them relevant as conditions change.
For smaller schemes, WHS is less about scale and more about awareness. Risks are often simple and familiar, but exposure can be higher because common property is used frequently and informally. Effective risk management is often less about formal systems and more about keeping shared risks recognisable over time.
A fit‑for‑purpose approach to risk management helps small schemes avoid both extremes, such as doing nothing because the scheme is small, or adopting processes that don’t suit how the property operates. By keeping risk management visible, practical, and consistent, committees can support their WHS responsibilities while feeling confident that reasonable steps are being taken.
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.
