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The new reality of multi-family security
Walter D. Roberts
Able Security and Investigations Inc.
In a post 9/11 world, mounting insurance premiums, municipalities scrutinizing apartment management more than ever and huge liability settlements, protecting the assets of multi-family properties has become increasingly difficult. The days of, �any warm body in a uniform,� acting as security for apartment communities are over. Today it is imperative that management work closely with a true security professional who understands the complex issues facing multi-family communities.
Management plays a central roll in the overall security of the property. A zero-tolerance policy should be adopted against loitering and any criminal activity. Screening residents has always been important, but never more crucial than today. Rental applicant criteria should be reviewed and rewritten to fit the times. Proof of employment, past rental history and legal U.S. residency should be established and verified for every person living on the property over the age of 18.
At times it is tempting to lower standards, especially when facing a large number of vacancies. This only invites the criminal element in. The property may fill up today but we may all pay significantly for it tomorrow.
Management must also pay close attention to the condition of the property and invite their security professional to review lighting and fencing on a periodic basis. Once advised, the property maintenance department needs to be vigilant in keeping all lights clean, adjusted and timers set properly for the season. Fences should be kept in good condition and all graffiti should be covered immediately. Laundry rooms need to be clean and in good repair and vacant apartments should be locked at all times.
The community should be as clean and tidy as the budget will permit. Broken-down cars should not be allowed to remain on property, and auto repairs should only be permitted in designated areas. These steps are only half the equation, it is also essential that the proper security provider be selected for the property.
Most security providers assume they can work the multi-family market with little or no experience. They are wrong. In Texas, multi-family properties have laws specific to that industry.
The provider should stay familiar with laws particular to the apartment industry and provide training accordingly. Can the provider enforce �house rules� and property regulations? What action will the security officer take if an individual is breaching the public peace? How about the difficulties involved with obtaining and enforcing criminal trespasses? Do they understand the eviction process? Do they provide a nightly written report detailing activity on the property? Can the security officer provide individual lease violation notices? Is the security officer familiar with equal housing regulations? Is the security officer sensitive to the communities� inhabitants? Will the security company be able to handle difficult situations and enhance the level of comfort to desirable residents?
If the provider cannot answer all of these questions satisfactorily, maybe it�s time to look to an expert in the field.
When choosing security for multi-family situations, insurance is a fundamental issue. The security provider should carry a minimum of $500,000 per occurrence, mandatory workers compensation and auto insurance. The provider needs enough insurance coverage so that if a claim is filed, it will pay for all damages and not force the property owner to pick up the difference.
There is litigation pending in Dallas, in which an apartment community gave free rent in exchange for security services performed by an individual. It is alleged that this unlicensed security officer grabbed a young female resident from the parking lot and took her into his apartment where he sexually assaulted her.
By hiring an unlicensed operator, the management company not only endangered the health and safety of its residents, it engaged in an illegal act. The apartment owner and management will, no doubt, be faced with lengthy court battles and may assume full financial liability for the actions of the unlicensed officer.
This is not an isolated case. Unlicensed, unsupervised individuals performing security duties place the public in dangerous situations every day. When the nightly news announces that a security officer has been involved in an illegal activity, chances are, that officer is not registered as a security officer nor are they working for a licensed company.
In Texas it is against the law for anyone to provide security that is not licensed and registered through the Texas Private Security Board, a division of the Texas Department of Public Safety. This includes operations in which the apartment community hires and directs their own security officers or allows someone to perform security duties in exchange for rent. You wouldn�t allow an unlicensed hairdresser to cut your hair. Why would you allow an unlicensed individual to protect human lives and millions of dollars worth of assets?
In order for a security officer to be licensed in the State of Texas he must be employed by a company who has a license to perform security duties. They will receive training, a background check conducted by the Department of Public Safety, and will be supervised and monitored by a licensed security manager. They will also be covered by the licensee�s liability insurance.
The days of the night watchman are gone. We, the leaders in the security profession, are working to increase the education level, pay a livable wage and demand that our officers be professional and courteous.
These enhanced requirements are raising the standard of the security profession, allowing us to provide our clientele with the best officers possible.
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