News

In any strata-titled property, safety is a top priority. Whether you are an owner, resident, or manager, ensuring the safety of the community is critical for maintaining a harmonious and secure living environment. Strata properties often house multiple residents in shared spaces, which increases the importance of implementing comprehensive safety measures. Strata safety is not only about protecting physical property but also about fostering a sense of security and well-being among residents.

Strata managers and owners are legally and morally responsible for maintaining safety standards within their properties. With the increasing complexity of modern security challenges, such as the rise in property crime, fire risks, and the need for access control, it's essential to implement proven strategies to address these issues. In this article, we’ll explore several proven strategies to create a safer strata environment, ensuring that all residents can enjoy peace of mind and a secure living space.

Understanding Strata Safety Obligations

Strata properties have unique safety requirements due to their shared spaces and community living dynamics. It is crucial for strata managers and owners to fully understand their safety obligations, not only to comply with the law but to ensure that the residents are protected.

In Australia, strata managers and owners are governed by a range of laws and regulations that dictate the required safety measures within strata communities. These include compliance with the Australian Building Codes, fire safety regulations, and workplace health and safety (WHS) laws. Additionally, Strata Managers and Owners Corporations are responsible for ensuring that shared spaces, including hallways, stairwells, lifts, and car parks, are maintained to the highest safety standards.

Key obligations include:

• Fire Safety: Ensuring the installation and maintenance of fire alarms, extinguishers, and sprinkler systems.
• Security: Implementing security measures such as lighting, fencing, and surveillance cameras.
• Access Control: Ensuring that access to the property and its shared spaces is restricted and monitored.
• Health and Safety: Maintaining a safe and clean environment, ensuring that common areas are free from hazards, and adhering to WHS regulations.
• Communication: Keeping residents informed about safety protocols, emergency procedures, and any maintenance or repairs that may impact their safety.

By understanding these obligations, Strata Managers and Owners Corporations can take proactive steps to create a safer environment for residents and visitors alike.

Conducting Regular Risk Assessments

One of the most important strategies for ensuring safety in a strata property is conducting regular risk assessments. A risk assessment involves identifying potential hazards within the property, assessing the likelihood and severity of those risks, and developing strategies to mitigate or eliminate them.

Risk assessments should be conducted regularly, as safety concerns can change over time due to factors like wear and tear, weather conditions, or changes in legislation. By regularly assessing risks, strata managers can stay ahead of potential hazards and ensure that the property remains as safe as possible.

Risk assessments are best carried out by a professional company that is qualified in this area.  Key steps in conducting a risk assessment include:

• Identifying Hazards: The first step is to identify any hazards within the property. This includes physical hazards such as broken stairs, poorly lit areas, or blocked fire exits, as well as more general risks like crime or natural disasters.
• Evaluating the Risks: Once hazards have been identified, it is important to evaluate the risks associated with them. For example, a poorly lit car park may be a minor inconvenience, but it could also increase the risk of crime or accidents. Risk evaluation involves considering both the likelihood of the risk occurring and its potential impact.
• Developing Mitigation Strategies: After evaluating risks, strata managers should develop strategies to mitigate or eliminate them. This may involve making physical improvements, such as installing more lighting in dark areas or repairing damaged walkways. It may also involve changes to security protocols, such as introducing access control systems or improving emergency response procedures.
• Documenting Findings and Actions: Finally, the results of the risk assessment should be documented, along with any actions taken to address identified risks. This documentation can serve as a reference for future assessments and is often required for legal or insurance purposes.

Regular risk assessments provide Strata Managers and Owners Corporations with a systematic way of ensuring safety and identifying potential issues before they become major problems.

Upgrading Physical Security Measures

Physical security is a crucial component of strata safety. Ensuring that the property is well-protected from intruders and potential threats requires the implementation of effective physical security measures. These measures can range from simple improvements to more advanced security systems, depending on the size and needs of the strata community.

Some common physical security upgrades include:

• Security Cameras: Installing surveillance cameras in common areas such as entranceways, car parks, and stairwells can act as both a deterrent and a means of monitoring any suspicious activity. Modern security cameras often come with features such as motion detection, remote access, and cloud storage, which can enhance the overall security of the property.
• Lighting: Poor lighting can make a property more vulnerable to criminal activity. Installing high-quality lighting in dark areas such as car parks, alleyways, and entry points can significantly reduce the risk of break-ins and accidents.
• Access Control Systems: Installing access control systems such as electronic gates, keycard access, or biometric recognition at building entrances can limit access to authorised individuals only. This prevents unauthorised access and ensures that only residents and authorised visitors can enter the building.
• Fencing and Barriers: In some cases, upgrading or adding security fencing and barriers around the property can be an effective way of restricting access to the premises. This is particularly important for properties located in high-crime areas.

Upgrading these physical security measures not only helps to deter criminal activity but also gives residents peace of mind knowing that their safety is being prioritised.

Implementing Fire and Emergency Protocols

Fire safety is a critical aspect of strata safety. A well-implemented fire safety system can save lives in the event of a fire or emergency. Strata properties must have fire and emergency protocols in place to ensure that residents know how to react in the event of a fire, natural disaster, or other emergency.

Key elements of fire and emergency protocols include:

• Fire Alarms and Extinguishers: It is essential that fire alarms and extinguishers are installed in all common areas and that they are regularly maintained. 
• Emergency Exits: All emergency exits should be clearly marked and easily accessible. Regular checks should be conducted to ensure that exits are not blocked and that the doors open freely.

Having clear and well-communicated fire and emergency protocols in place ensures that all residents are prepared in the event of an emergency and that safety is prioritised at all times.

Promoting Resident Awareness and Engagement

One of the most effective ways to create a safe strata is to engage residents in safety initiatives and raise awareness about safety protocols. Strata safety is a community effort, and all residents must play an active role in maintaining a secure living environment.

Ways to promote resident awareness and engagement include:

• Safety Meetings: Hold regular safety meetings where residents can discuss any concerns, suggest improvements, and learn about safety protocols. These meetings can be held in person or online to encourage participation.
• Newsletters and Notices: Use newsletters, community bulletin boards, or digital platforms to share safety tips, updates on security measures, and reminders about emergency procedures.
• Safety Committees: Establish a safety committee made up of residents who are passionate about improving safety within the strata. The committee can serve as a liaison between residents and strata management and help coordinate safety initiatives.
• Resident Education: Providing residents with educational resources, such as brochures or workshops on safety, can help them understand the importance of their role in maintaining a safe community.

Encouraging resident involvement in safety initiatives helps create a culture of safety and ensures that everyone is on the same page when it comes to protecting the community.

Adopting Smart Technology and Access Control

In the modern world, smart technology has revolutionised the way strata properties handle security. The integration of smart technology and access control systems enhances security and allows for real-time monitoring of the property.

Some key technologies to consider include:

• Smart Surveillance Systems: These systems allow property managers and residents to monitor their property remotely using mobile apps. Features such as motion detection, night vision, and video recording make these systems highly effective at deterring crime.
• Smart Locks: Smart locks allow for keyless entry and can be controlled remotely. They also provide the ability to monitor who enters the building and when, improving overall security.
• Integrated Security Systems: Combining various security systems into one integrated platform can simplify management and provide a more comprehensive view of the property’s security status. For example, combining video surveillance, access control, and alarm systems into one system can streamline monitoring and response efforts.

By adopting smart technology, strata properties can enhance security while also providing residents with modern, convenient solutions.

Maintaining Legal and WHS Compliance

Strata Managers and Owners Corporations are responsible for ensuring that the property remains compliant with all relevant laws and Workplace Health and Safety (WHS) regulations. Non-compliance can lead to legal issues, financial penalties, and increased risks for residents.

Key steps to maintaining compliance include:

• Regular Safety Audits: Conducting regular safety audits ensures that the property is in line with current regulations. This includes fire safety checks, accessibility audits, and ensuring that common areas are free from hazards.
• Up-to-Date Records: Maintain accurate records of all safety inspections, maintenance work, and compliance checks. These records are crucial in demonstrating that the property is meeting its legal obligations.
• Ongoing Training: Regularly update safety training for both Strata Managers and Owners Corporations and residents to ensure that everyone is aware of the latest legal and WHS requirements.

How Strata One Supports Your Safety Strategy

Strata One offers expert services to help you implement and maintain effective safety strategies within your strata property. Whether it’s coordinating comprehensive safety audits, legal compliance, or the installation of smart security systems, Strata One is committed to ensuring the safety of your property.

Our team can help you develop a customised safety plan that meets all legal requirements and addresses the unique needs of your strata community. Contact Strata One today to learn more about how we can support your safety strategy and create a secure environment for all residents.