How to Handle Pool Slips in Your HOA or COA

Signage, surfaces, inspections, and coverage to reduce slip and fall risk

A community pool gets heavy use in Florida for most of the year, and wet surfaces are one of the most common causes of injuries on association property. Most slips, trips, and falls can be prevented. A steady routine of signage, surface care, inspections, and record keeping reduces injuries and puts the association in a stronger position if a claim is ever made.

Post Clear Signage

Signs should remind residents and guests to walk, not run, on the pool deck and to wear suitable footwear in wet areas. Signs should be easy to read, placed at entrances and near steps and showers, and replaced when they fade. Pool rules should be posted in the same area.

Staff and contractors who work around the pool should be expected to wear slip-resistant shoes.

Check Surfaces and Friction

Pool decks, wet stairs, and walkways should provide enough traction when wet. The slip resistance of these surfaces can be tested by a qualified professional. If traction is too low, the surface may be treated, resurfaced, or recoated with a slip-resistant finish.

Other steps help as well:

• Matting should be placed at showers, entrances, and other spots that stay wet.
• Algae and mildew should be cleaned from decks, steps, and shaded areas promptly.
• Drainage should be checked so water does not pool on walking surfaces.
• Handrails at pool steps and ladders should be secure.

Inspect the Pool Area Regularly

The pool area should be walked on a regular schedule by staff, the manager, or a vendor. Inspections should look for:

• Cracked, raised, or uneven pavers and concrete
• Changes in height or elevation that are not marked
• Loose tiles or coping
• Pool toys, hoses, furniture, or other items left in walkways
• Damaged lighting near steps and paths
• Worn or missing signs

Any change in elevation that cannot be fixed right away should be marked with paint or caution tape until it is repaired.

Keep Records of Every Check

Safety checks and cleaning should be written down with the date, the person who did the work, and what was found and fixed. A simple log or checklist kept by the manager is enough. Photographs of repairs are helpful. If an injury occurs, these records show that the association took reasonable steps to keep the area safe.

Incident reports should also be completed whenever someone is hurt, and the association's insurance agent should be notified promptly.

Look Beyond the Pool

Slip and fall risks exist throughout a community, not only at the pool. Regular inspections of sidewalks, driveways, parking lots, stairs, and roads help find hazards before someone is injured. Problems caught early also cost less to repair.

Different seasons bring different concerns. Heavy summer rain can leave puddles and slick algae on shaded walks, and storms can leave debris on paths. Inspections should be adjusted for the time of year. More on care of shared spaces can be found in HOA practices for common areas.

Review the Association's Insurance

Even with good safety practices, accidents happen. The association's general liability coverage should be reviewed each year with a licensed insurance agent who works with community associations. Many associations with pools and other amenities also carry excess or umbrella liability coverage above their primary policy. The right limits depend on the size of the community, its amenities, and the governing documents, and the agent is the best source for that advice.

Supervision is another decision boards face. The choice between hiring lifeguards and relying on posted rules is discussed in HOA pool safety: lifeguard vs. policy.

Help Keeping Amenities Safe

Pool inspections, vendor coordination, and maintenance records are handled for the communities managed by Condominium Associates. To talk about safety at your community's pool, contact us.