Beyond the Fence The Real Risks of Outdoor Amenities in Rental and Multi-Family Properties

When you think about outdoor amenities in rental properties or multi-family housing, such as swimming pools, patios, and playgrounds, they often conjure images of happy tenants, summer barbecues, and a strong selling point for prospective renters. However, behind the scenes, these amenities can pose a ticking time bomb for liability, insurance claims, and costly litigation.

At AssuredPartners, we work with property owners and managers every day who are navigating this delicate balance: offering attractive outdoor features while minimizing risk. Let’s take a closer look at what’s truly at stake and how to protect your property, your tenants, and your bottom line.

The Pool Isn’t Just a Perk—It’s a Liability Magnet

Swimming pools are among the most sought-after amenities in apartment complexes and condominium communities. But they’re also one of the most dangerous.
According to the CDC, drowning is the leading cause of unintentional injury death for children aged 1–4. For property owners, that statistic isn’t just tragic—it’s a legal and financial risk.

What You Need to Know:

• Fencing and Access Control: A pool without a self-latching, self-closing gate is a lawsuit waiting to happen. Many states require fencing at least 4 feet high, with no gaps or footholds. But even if your state doesn’t, your insurance provider might.
• Signage and Emergency Equipment: Clear, visible signage with pool rules, depth markers, and emergency contact information isn’t just helpful; it’s often required by law. So is having lifesaving equipment like a shepherd’s crook or life ring on hand.
• Chemical Handling and Maintenance Logs: Improper chemical storage or untrained staff can lead to respiratory issues, skin burns, or worse. Keep detailed maintenance logs and ensure your team is trained in chemical safety protocols.
• Insurance Implications: Not all general liability policies automatically cover pool-related incidents. You may need a rider or umbrella policy to ensure full protection. If your pool is open to guests or the public, your exposure increases, and so should your coverage.

Outdoor Areas: The Hidden Hazards You Might Be Overlooking

While pools get most of the attention, other outdoor features can be just as risky and costly if something goes wrong.

Landscaping and Walkways

Cracked sidewalks, uneven pavers, or poorly lit paths can lead to trip-and-fall claims. These are among the most common liability claims in rental properties, but they’re often preventable with regular inspections and maintenance.

Grilling Stations and Fire Pits

Outdoor cooking areas are a great community feature, but they come with fire risks. Improperly maintained grills, lack of fire extinguishers, or unclear usage rules can lead to property damage or injury. Your insurance policy should account for these risks, especially if tenants are allowed to bring their own equipment.

Playgrounds and Recreational Spaces

Playgrounds are a magnet for families, but also for liability. Equipment must meet ASTM safety standards, and surfaces should be impact-absorbing (like rubber mulch or engineered wood fiber). Regular inspections are critical, and so is signage that clearly states age-appropriate use.

Insurance: Your First Line of Defense

At AssuredPartners, we help you build a risk management strategy that begins with understanding your exposures and ensuring sure your policy reflects the reality of your property.Here’s what we typically recommend for properties with outdoor amenities:

• General Liability Insurance: Covers bodily injury and property damage claims. Make sure it includes outdoor areas and amenities.
• Umbrella Liability Coverage: Provides an additional layer of protection for high-cost claims, particularly important for properties with pools or playgrounds.
• Property Insurance: Covers damage to outdoor structures like fences, patios, and pool equipment.
• Tenant Liability Programs: Encourage tenants to carry renters insurance, which can reduce your exposure in certain scenarios.

Proactive Risk Management: The Best Insurance is Prevention

Insurance is essential, but it’s not a substitute for smart property management. Here are a few best practices we recommend:

• Conduct seasonal safety audits of all outdoor areas.
• Document everything from maintenance logs to incident reports.
• Train your staff on emergency procedures and safety protocols.
• Educate your tenants with welcome packets, signage, and seasonal reminders.

Safety is a Shared Responsibility

Outdoor amenities can elevate your property’s appeal, but only if they’re managed with care. By investing in safety and partnering with risk management professionals like AssuredPartners, you’re not just protecting your property—you’re building a safer, more enjoyable community for everyone.