For shared-interest communities, guarding the safety and security of residents is of paramount importance. Achieving those goals is more than a matter of key fobs and cameras, however. It applies to all kinds of hazards within communities\u2019 common areas and shared amenities, and reaches past the obvious. While residents may picture more dramatic, even violent incidents like break-ins or catastrophic fires, \u2018safety and security\u2019 in multifamily communities also encompasses more mundane things, like being able to walk across the lobby without tripping on obstructions or worn-out carpet, having proper signage where needed, even how common areas are lit.<\/p>\n
Potential Hazards<\/p>\n
The most obvious hazard in most residential situations is a \u2018slip and fall.\u2019 A fall can easily cause physical injury, and potentially lead to a lawsuit. And in today\u2019s touchy insurance environment, a lawsuit resulting from an avoidable situation is the last thing any shared interest community needs.\u00a0<\/p>\n
\u201cSlip-and-fall incidents are by far the most common hazard, and often result from preventable issues like poor lighting, wet flooring or uneven walking surfaces,\u201d says Bruno Bartoli, Senior Director of Management Services for Evergreen Management located in Bedford, New Hampshire. \u201cAnother risk area is insufficient building access control, which can compromise physical safety and security.\u201d\u00a0<\/p>\n
\u201cSlip-and-falls happen more frequently in over-55 communities,\u201d says Jessica Ruiz, senior vice president with AKAM, a real estate management firm with offices in south Florida and New York. Though the protocols we employ to prevent these types of accidents are the same for both over-55 communities and those that are not age restricted, care and caution increase. There is a set protocol to prevent these incidents and also one to mitigate. Every building has their procedures, though it varies a little.\u201d<\/p>\n
Besides slip-and-fall accidents, \u201cOther safety blind spots include poorly maintained gyms, unsecured rooftop furniture, or personal items left in hallways or stairwells,\u201d says Avery Feldman, vice president and senior account executive with Maxwell-Kates, Inc., an Associa Company. \u201cPrevention comes down to proactive maintenance, regular inspections, good lighting, clear signage, and secure access control systems.\u201d<\/p>\n
An Ounce of Prevention\u2026\u00a0<\/p>\n
The key to avoiding safety hazards is prevention. Early and decisive intervention make accidents less likely to happen, and can help lessen the seriousness of mishaps that do occur. There are many components to a successful prevention program, including adequate lighting, properly maintained flooring, handrails, and hazard mitigation in common areas like gyms and fitness rooms, community lounges and kitchens, roof decks, even hallways and stairwells.<\/p>\n
\u201cCommon areas generally are high-traffic areas, and small issues can lead to big problems,\u201d says Feldman. \u201cProper lighting helps prevent trips; slip-resistant flooring reduces fall risks. Handrails support stability in stairwells. Hazard mitigation like cleaning spills, fixing broken tiles, and keeping pathways clear is key to keeping residents safe and avoiding liability. These features aren\u2019t just nice-to-haves\u2014they\u2019re your front line against accident prevention.\u201d<\/p>\n
Bartoli concurs. \u201cWe view proper lighting, secure flooring, and well-installed handrails as non-negotiable infrastructure that directly impact resident safety and liability exposure,\u201d he says. \u201cThese components are essential to the safety, usability, and long-term value of shared spaces. Common areas such as fitness rooms, community lounges, and stairwells are used frequently and by a diverse resident base, so our approach is rooted in proactive risk management. Hazard mitigation isn\u2019t something to address reactively\u2014it must be embedded in day-to-day operations to ensure resident well-being and build trust within the community.\u201d<\/p>\n
\u201cCommon areas must be viewed as extensions of the resident\u2019s homes, regardless of where or what part of the property we are talking about,\u201d adds Ruiz. \u201cAs management, we have to consider both lifestyle and liability. Proper lighting helps mitigate both accidents and crime. When considering flooring, a non-slip product is important. Handrails in halls and stairwells are an important component as well.\u00a0 And it\u2019s critically important to remember that everything must be ADA compliant as well as compliant with local codes. And you must also have a cleanup protocol in gyms and other areas to minimize exposure if there\u2019s a flood or spill or any other danger or liability.\u201d<\/p>\n
Inspections<\/p>\n
The simplest and most effective method of making sure your property is free of potential safety and security hazards is to regularly inspect common areas for anything that could lead to trouble. A once- or twice-daily walk-through by management and\/or building staff is usually sufficient, though most localities also require periodic inspections by local governmental departments or recognized professional engineers or architects to certify that a building is in compliance with fire safety and other municipal codes. In either event, inspections are the perfect opportunity to control hazards. After all, you can\u2019t remove a hazard you don\u2019t know about.\u00a0<\/p>\n
\u201cWe do our inspections literally daily as part of our routine,\u201d says Ruiz. \u201cFrom security personnel to our managers, engineers, and housekeeping teams. When they\u2019re walking the property, they\u2019re looking around to make sure we don\u2019t expose the residents or the association to a problem. We employ a simple process: If something doesn\u2019t appear correct, a photo is taken and reported to the appropriate department, and the issue is then handled by the appropriate staff.\u00a0 It\u2019s our job to reduce liability and make things safe for people.\u201d<\/p>\n
\u201cADA compliance is trickier,\u201d Ruiz continues. \u201cWe\u2019re responsible for maintaining what is required by the existing code at the time of construction. But there are always changes [to building codes], and older buildings may not be compliant. We may have to bring things up to code occasionally\u2014like the stairs and ramps at a building\u2019s entrance, for example. If they make a change to the entrance, they have to bring it up to current code.\u201d<\/p>\n
Bartoli concurs, adding that \u201croutine inspections are a critical safeguard that help identify issues before they escalate. They support insurance compliance, and demonstrate a community\u2019s commitment to safety.\u201d And, he adds, \u201cUpgrades and ADA compliance are not just about avoiding fines\u2014they\u2019re about promoting inclusivity and equitable access for all residents. If a mishap occurs and it\u2019s found that the association lacked documentation or failed to follow a consistent inspection protocol, the legal and insurance ramifications can be serious.\u00a0 We support our communities by establishing structured inspection programs and helping boards navigate the complexities of compliance and risk management.\u201d<\/p>\n
\u201cA simple, property-wide policy is crucial,\u201d explains Feldman. \u201cPut simply, safety can\u2019t be ad hoc. A standard policy ensures consistency, so you can be sure of who does what, when, and how. Your policy should include maintenance schedules, emergency procedures, vendor protocols, and resident responsibilities. Having it written down can help shift liability away from the community and onto third-party vendors or negligent individuals if it\u2019s followed and documented properly.\u201d<\/p>\n
A Cautionary Tale<\/p>\n
Ruiz describes a situation one of her client communities faced that didn\u2019t end well, mostly due to a small breakdown in protocol. The result was not pretty:<\/p>\n
\u201cSignage,\u201d she says, \u201cis important\u2014very important. When we\u2019re doing work in a building, we put up signs and block off the work area. If there\u2019s a wet surface anywhere, we make sure signs are visible and placed appropriately so the residents don\u2019t walk there. It\u2019s also important to communicate when and why areas are to be blocked off. At one of our properties, there is a gated trash receiving area that\u2019s normally closed to the residents. There is signage indicating that no resident access is allowed. However, a resident approached the area and the gate was open. She tripped and hit her face on a trash container. The floor wasn\u2019t wet, nor was there anything in the way. We did everything we were supposed to do to keep residents out, yet she went there. The end result was a claim against the building\u2019s carrier that was denied because the area was unauthorized for resident access.\u201d A costly mistake.\u00a0<\/p>\n
Legal Implications<\/p>\n
Feldman reminds boards that staying on top of maintenance and inspections is crucial for not just the safety of residents and staff, but for their own protection against legal actions resulting from injuries from falls and other hazards.\u00a0\u00a0<\/p>\n
\u201cIf someone gets hurt and there\u2019s no clear policy or record of maintenance, there might be exposure for the building. That means lawsuits, legal fees, etc. Sidewalk maintenance is critical to avoid slip-and-fall claims from the exterior of the building. Too often buildings wait until it\u2019s too late before making repairs or replacing sidewalk flags all together.\u201d Feldman stresses that \u201cxommunication is key. Even the best policies mean nothing if residents and staff aren\u2019t aware of them. Post signs, send reminders, train your staff. Also, review policies annually with boards as laws and risks change.\u201d<\/p>\n
Bartoli cautions that \u201ca lax or inconsistent safety policy can expose a condominium association to serious legal and financial liability. Boards are fiduciaries, and are expected to manage the common area with reasonable care. If an injury occurs due to an overlooked safety issue, and the board failed to act, that could be considered negligence. We emphasize ongoing education and transparent communication with boards to ensure they understand their obligations and are equipped to meet them. A strong safety policy isn\u2019t just good practice\u2014it\u2019s a legal safeguard.\u201d<\/p>\n
Shared interest communities are regularly faced with difficult tasks that require both money and professional guidance to achieve compliance. Fortunately, safety and security is a rather straightforward and easily achieved goal\u2014provided your board and management are conscientious, committed, and proactive about identifying and remedying risks before they become hazards.\u00a0<\/p>\n","protected":false},"excerpt":{"rendered":"For shared-interest communities, guarding the safety and security of residents is of paramount importance. Achieving those goals is…\n","protected":false},"author":2,"featured_media":21743,"comment_status":"","ping_status":"","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[39],"tags":[9,24,63,134,136,135],"class_list":["post-21742","post","type-post","status-publish","format-standard","has-post-thumbnail","category-staten-island","tag-new-york","tag-new-york-city","tag-nyc","tag-staten-island","tag-staten-island-headlines","tag-staten-island-news"],"_links":{"self":[{"href":"https:\/\/www.newsbeep.com\/us-ny\/wp-json\/wp\/v2\/posts\/21742","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.newsbeep.com\/us-ny\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.newsbeep.com\/us-ny\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-ny\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-ny\/wp-json\/wp\/v2\/comments?post=21742"}],"version-history":[{"count":0,"href":"https:\/\/www.newsbeep.com\/us-ny\/wp-json\/wp\/v2\/posts\/21742\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-ny\/wp-json\/wp\/v2\/media\/21743"}],"wp:attachment":[{"href":"https:\/\/www.newsbeep.com\/us-ny\/wp-json\/wp\/v2\/media?parent=21742"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-ny\/wp-json\/wp\/v2\/categories?post=21742"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-ny\/wp-json\/wp\/v2\/tags?post=21742"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}