Understanding volunteer risks in strata
Spring often brings renewed attention to shared gardens, foyers and other common areas. Lot owners and residents may offer to help with gardening, cleaning or minor maintenance, particularly when a working bee or seasonal clean-up is planned.
That contribution can be valuable, but volunteering on common property also brings safety, insurance and legal considerations. Here’s what lot owners, residents and committee members should understand before work begins.
What counts as volunteering in strata?
Volunteering refers to unpaid work undertaken by lot owners, residents or committee members to maintain or improve common property. Around spring, common examples may include:
- Gardening or lawn mowing in common areas
- Cleaning stairwells, foyers or shared windows
- Performing basic repairs or maintenance
- Taking out or bringing in rubbish bins
While helpful, these tasks aren’t risk-free – and in some cases, may not be covered under strata insurance.
Personal Accident cover | What’s included?
Most strata insurance policies include Personal Accident cover for voluntary workers, offering limited protection for injuries sustained while performing approved tasks on behalf of the Owners Corporation (OC). However, to be eligible:
- The OC must have given prior approval for the task in writing
- The volunteer must be named in the OC’s official records
- The work must be unpaid – accepting any form of reward may void the volunteer’s entitlement
- The injury must result directly from an external, visible and accidental cause – and typically only serious injuries such as loss of limbs, sight or death are covered
Minor injuries such as cuts or sprains often aren’t covered.
What strata insurance doesn’t cover
It’s a common misconception that strata insurance covers everything. In reality, it doesn’t cover:
- Contents insurance Residents and lot owners need separate cover for personal belongings inside their lot
- Landlord insurance Separate cover is required if the property is leased to tenants
- Every injury or event involving volunteers Only eligible claims that meet the specific policy conditions are covered
Office Bearers Liability | Protection for committee members
While Personal Accident cover can assist if a volunteer is injured, it doesn’t protect committee members against allegations arising from decisions or actions taken while carrying out their duties.
For broader protection, OCs should consider Office Bearers Liability cover. This optional section of a strata insurance policy can protect committee members against liability and legal costs arising from alleged wrongful acts, errors or omissions, subject to the policy terms, conditions and sum insured.
Best practice for your OC
Before arranging a spring clean-up, gardening activity or working bee, the OC can take several practical steps to help protect the community and reduce legal risk:
- Maintain a register of approved volunteers and tasks
- Provide written approval before any work begins
- Review the strata insurance policy regularly to confirm the available Personal Accident, Public Liability and Office Bearers Liability cover
- Engage professionals when the risks are higher or the work falls outside the reasonable skill level of residents
Key facts at a glance
| Area of cover | What to know |
|---|---|
| Personal Accident for volunteers | Volunteers may be covered if the OC has approved the task in writing, the volunteer is named in its records and the injury meets the policy’s criteria |
| Public Liability | The appropriate limit should reflect the property, applicable legislative requirements and the level of risk |
| Contents cover | Lot owners and residents need separate contents insurance for personal belongings, furniture and electronics |
| Landlord risks | Landlords need dedicated landlord insurance for risks such as tenant damage, loss of rent and liability within the lot |
| Office Bearers Liability | Optional cover that can protect committee members against liability and legal costs arising from alleged wrongful acts, errors or omissions while carrying out their duties |
Common pitfalls to avoid
Even with good intentions, volunteering in a strata setting can create exposure if the right steps aren’t followed. Some key areas where things can go wrong include:
- Assuming tasks are automatically covered Insurance won’t respond unless the volunteer and task meet the policy requirements
- Failing to update the volunteer register Someone who starts helping but isn’t recorded may not be covered
- Not disclosing higher risk tasks Electrical repairs, structural work or the use of power tools may fall outside the scope of cover
- Relying too heavily on volunteers Although volunteering may reduce costs, it can expose the OC to unnecessary legal and safety risks if the proper procedures aren’t followed
To protect the OC and its community, volunteers should be treated like a valued workforce by documenting tasks, providing support and managing risk carefully.
Frequently asked questions
Do volunteers need approval before completing work?
Yes. Volunteers must be authorised by the Owners Corporation and recorded in official meeting minutes or the OC’s register to be covered under strata insurance.
What happens if a volunteer isn’t registered?
In most cases, insurance won’t respond unless the volunteer was properly documented. This puts both the individual and the OC at risk.
Can volunteers perform any kind of work?
Volunteers should only undertake basic tasks that can be completed safely. Higher risk or technical work, such as electrical or structural repairs, should be left to licensed professionals.
Are committee members automatically covered against legal claims?
Not always. OCs can select optional Office Bearers Liability cover to help protect committee members against certain legal claims arising from their duties.
Does strata insurance cover a resident’s belongings or landlord risks?
No. Strata insurance generally covers the building and common property rather than personal belongings or risks that fall to an individual landlord. Lot owners may need separate contents or landlord insurance depending on how their property is used.
Achieving the best strata insurance outcome
Volunteering can be a positive way for residents to contribute to their strata community, but every task should be properly authorised, recorded and considered against the cover available.
As a broker, our recommendation won’t always be based on price. When comparing quotes and policies, it’s important to consider the product inclusions, excesses / deductibles, exclusions and cover limits for each insurer.
Please contact your Resolute insurance broker if you’d like to understand how voluntary work may affect your Owners Corporation’s insurance arrangements or to discuss a particular risk in greater detail.
T: 1300 668 033
E: info@resolutepropertyprotect.com.au
Important notice
This insight article is not intended to be personal advice and you should not rely on it as a substitute for any form of personal advice. Please contact Resolute Property Protect | ABN 53 157 850 827 | Licence Number 425 966 for further information or refer to our website.