Slip Hazards, Duty of Care and Property Maintenance on the Sunshine Coast

This article is general information only and not legal advice. For specific legal guidance, property owners should consult a qualified professional. The information below is based on industry experience working with residential, strata and commercial properties across the Sunshine Coast.

Why Slip Hazards Are a Real Issue in Coastal Queensland

The Sunshine Coast's warm, humid climate creates ideal conditions for mould, algae and organic growth on exterior surfaces. Driveways, pathways, pool surrounds and stairwells can become slippery quickly, particularly in shaded or high traffic areas.

In our experience, many property owners underestimate how fast surfaces can deteriorate. A concrete pathway that looked fine six months ago can develop a visible green film that becomes hazardous when wet.

From a risk management perspective, this is where maintenance becomes important.

Understanding Duty of Care

Under general negligence principles in Queensland, property owners and bodies corporate owe a duty of care to people lawfully on the premises. That includes tenants, visitors, contractors and members of the public in common areas.

For landlords, rental properties must be maintained in a condition that is safe and fit for occupation.

For body corporates, common property must be maintained in good condition and kept reasonably safe.

For commercial property owners, there is an obligation to provide safe access to staff, customers and visitors.

While legislation does not mandate "pressure cleaning every 12 months", it does require reasonable steps to manage foreseeable risks.

On the Sunshine Coast, algae and mould growth on hard surfaces is foreseeable.

Where Risk Typically Appears

In our experience, the most common risk areas include:

• Driveways on shaded or sloped blocks
• Concrete walkways between units
• External stairwells
• Pool surrounds
• Entry ramps
• Car park surfaces
• Timber decks in common areas

Algae growth may not look serious at first. However, once moisture is introduced, surfaces can become unexpectedly slippery.

For strata committees and property managers, this is particularly relevant because incidents often occur in common areas.

Insurance and Preventative Maintenance

Most property owners carry public liability insurance. However, insurers typically expect properties to be reasonably maintained.

When incidents occur, investigations often consider:

• Was the hazard visible?
• Had there been prior complaints?
• Was there a maintenance program in place?
• Were reasonable preventative steps taken?

Regular exterior cleaning is one practical way property owners demonstrate proactive maintenance.

It forms part of a broader risk management approach that may include inspections, documented maintenance schedules and prompt response to identified hazards.

A Practical Maintenance Approach

Based on our experience servicing Sunshine Coast properties, a preventative cleaning schedule may include:

• Annual driveway and concrete cleaning
• Regular pool surround cleaning
• House washing every 12 to 18 months
• Roof cleaning every 2 to 3 years
• More frequent cleaning in shaded or high humidity areas

The appropriate frequency depends on exposure, tree coverage, foot traffic and proximity to the coast.

The key principle is consistency rather than reactive cleaning after a complaint.

Why This Matters for Investors and Strata Committees

For investment property owners, preventative maintenance protects both asset value and tenant safety.

For body corporates, regular cleaning supports compliance with maintenance obligations and reduces the likelihood of disputes following an incident.

For commercial property owners, maintaining safe access areas protects customers and brand reputation.

In all cases, a documented maintenance approach demonstrates reasonable care.

Professional Cleaning as Part of Risk Management

Professional pressure cleaning and soft washing remove organic growth effectively and reduce regrowth when appropriate treatments are used.

Importantly, correct techniques matter. High pressure alone may remove visible growth temporarily, but targeted treatments are often required to address root systems in porous surfaces.

When combined with inspections and maintenance planning, regular exterior cleaning becomes part of a responsible property management strategy.

Final Thoughts

On the Sunshine Coast, mould and algae growth are not unusual. They are predictable.

While this article is not legal advice, it is important for landlords, strata committees and commercial property owners to understand how exterior maintenance connects to safety and duty of care.

If you would like an assessment of common areas or exterior surfaces on your property, Surface Co. provides detailed inspections and preventative cleaning programs across the Sunshine Coast.

We service Buderim, Maroochydore, Mooloolaba, Coolum, Caloundra and surrounding suburbs.

Contact us for a free quote and maintenance recommendation tailored to your property.