Poor maintenance poses risks across all common areas of your condo community. However, playgrounds frequented by small children are of particular concern when it comes to liability management. Use our playground maintenance guide to avoid common oversights that increase hidden dangers.

Review CSA playground regulations  

The Canadian Standards Association considers playground safety standards “voluntary.” However, under the Ontario Occupiers’ Liability Act, property owners are liable for playground-related injuries. Condo corporations are also responsible for keeping common elements and amenities such as playgrounds in a reasonable state of repair according to the Condo Act. Condo boards can reduce hidden dangers by adhering to the CSA’s CAN/CSA-Z614-14 related to children’s playspaces and equipment.

Playground inspections

Regular inspections and immediate repairs avoid hidden dangers. Document each inspection with the date and time, a list of damages, the date of repairs, and items to monitor.

Daily summer inspections

Although this requires diligence and time, increased inspections during the summer months spot damage from daily use, including:

• Obvious damage such as loose guardrails, broken swings and climbing frames, vandalism, etc.
• Structural issues such as loose bolts
• Tripping hazards
• Thinning or missing impact surfacing materials
• Dangers such as animal waste, broken glass, unknown substances, etc.
• Protrusions, splintering wood, and sharp edges

Remove hazards and cordon off anything that poses a serious danger until repairs are made.

Biannual professional inspections

End-of-season inspections performed by a CPSI-certified Inspector or registered OPA Playground Practitioner ensure your playground meets CSA Z614 standards. Inspectors provide a report of their findings with actionable tasks to restore safety, including:

• Structural issues
• Noncompliant safety zones
• Inadequate impact surface
• Choking/entrapment hazards

Proactive playground maintenance plan

Reactive maintenance plans present risks while increasing repair and replacement costs. A proactive/preventative maintenance plan makes repairs before risks occur, such as:

• Resurfacing impact ground materials to the required depth
• Recovering impact materials on edges and dangerous surfaces
• Winterizing wood and metal surfaces to improve longevity, prevent structural damage, and reduce risk of injury from splinters
• Tightening or replacing rusted hardware
• Ongoing landscaping to remove overgrowth, improve sightlines, and reduce risk of falling branches
• Replacing damaged swing chains and unstable seats
• Removing swings in the fall to reduce damage during the off-season
• Posting playground closure signs in the off-season
• Offseason monitoring, including keeping signage and barriers in place

Reserve fund study and budgeting

Including playgrounds in the reserve fund study and maintenance budgets ensures funds are available for upkeep, repairs, and capital replacements. An effective budget will prolong playground life and avoid untimely replacements or, worse, the need to remove severely neglected, damaged playground amenities.

Include playground use in governing documents.

Clear bylaws and rules in the condo corporation’s governing documents empower condo boards to act when residents abuse or misuse playground equipment. It also helps reduce liabilities by holding owners accountable. Other precautions include:

• Clear signage outlining rules for playground use
• Communication regarding inspections and repairs
• A formal resident process to report damage and hazards
• Timely warnings to owners misusing or abusing the playground

Proactive playground maintenance and budgeting create communities where families feel safe and included. A property management company can help implement a playground plan, arrange certified inspections, and prevent hidden dangers that increase the risks of liabilities.

The condo experts at CPO Management Inc., a full-service property management company in Toronto and the GTA, can introduce effective amenity management strategies that improve your sense of community, reduce damage, and create a more cohesive management process.  Reach out to us today to learn more about our condo services.