By Richard Thwaites, Director of Building Safety & Compliance, Innovus
In many residential developments, play areas are seen as a simple amenity, and something that adds value for families and improves the feel of a scheme.
But in practice, they bring a level of responsibility that is often underestimated.
According to the Royal Society for the Prevention of Accidents (RoSPA), there are an estimated 40,000 playground accidents each year in the UK resulting in hospital visits. While many of these are minor and part of normal play, they highlight an important point: risk in play areas is constant and needs to be actively managed.
Why Play Areas Are Often Higher Risk Than They Appear
What we often see in residential settings is that play areas don’t always get the same attention as other shared spaces. They’re visible, well-used and, on the surface, seem safe, so it’s easy to assume everything is fine.
In reality, a few everyday factors can increase the level of risk:
- Used all the time, often without supervision – play areas get daily use, and there isn’t always someone keeping an eye on how they’re being used.
- Children don’t see risk the same way – they’re less likely to spot hazards or think about consequences.
- Play can be unpredictable – climbing, jumping and pushing boundaries is all part of it.
- Things wear out over time – weather, regular use and the occasional damage all take their toll.
Because of this, issues like loose fittings, rust or worn safety surfaces can build up gradually. They’re not always obvious at a glance, but they can still increase the risk if they’re not picked up early.
The Problem With A Reactive Approach
A common pattern is that play areas are only reviewed when something goes wrong — following a complaint, visible damage or an incident.
By that point, the risk has already materialised.
From a legal perspective, the position is clear. Under the Occupiers’ Liability Acts of 1957 and 1984, those responsible for communal areas must take reasonable steps to keep visitors safe. This duty is higher where children are concerned, and importantly, it is about acting early rather than responding after an incident.
Why Regular Inspection Is Key
In practice, managing play area risk doesn’t need to be complex. It comes down to having a clear and consistent approach to inspection and maintenance.
Regular inspections provide visibility of condition. They help identify early signs of deterioration and highlight where equipment may no longer be safe to use.
This allows:
- Issues to be addressed before they escalate.
- Maintenance to be planned rather than reactive.
- Play areas to remain open and usable for residents.
What “Competent Inspection” Really Means
A basic visual check has its place, but it won’t always identify the types of defects that present the greatest risk.
A competent inspection involves:
- Identifying structural and wear-related issues.
- Assessing fall heights and surfacing performance.
- Recognising entrapment and impact risks.
- Determining when equipment should be repaired or taken out of use.
While managing agents and estate teams coordinate maintenance, identifying safety-critical defects usually requires specialist knowledge and experience.
Why Records Matter
Inspection records are a key part of managing risk, not just good practice.
In the event of an incident, they are often one of the first things requested by insurers or legal representatives. Clear, documented evidence of inspection and maintenance helps demonstrate that risks have been actively considered and managed.
Without this, the consequences can be significant:
- Residents can be injured.
- Legal claims can arise.
- Insurance exposure can increase.
- Reputational damage can occur.
A Practical Approach For Residential Developments
Managing risk in play areas isn’t about removing the value of play. Children need space to explore and develop confidence; however, this must be supported by a safe and well-maintained environment.
The aim is to ensure that any hazards are identified early and addressed, so that play areas remain safe for everyday use.
In simple terms, that means:
- Carrying out routine visual checks.
- Scheduling periodic inspections.
- Arranging independent annual inspections where appropriate.
- Addressing issues early.
- Maintaining clear records.
Getting The Balance Right
When play areas are managed proactively, they can remain both safe and accessible — supporting residents while giving confidence that risks are being properly managed.
Ultimately, these spaces should be treated with the same level of attention as any other communal asset.
At Innovus, we see this proactive approach helping clients maintain safer, more reliable play spaces across residential developments.
Richard Thwaites is Director of Building Safety & Compliance at Innovus, working with managing agents, freeholders and clients across residential and social housing settings. He specialises in practical, risk-led approaches to safety, supporting organisations to identify and manage compliance and maintain safe environments for residents and communities.
