Nightclubs and Bars with a bad reputation have been forced to close their doors for failing to control assaultive crime on the premises. As a security consultant, I often get calls at the eleventh hour to try to salvage the dangerous reputation of a nightclub. In most cases it is apparent to me what needs to be done to cure the problem, but often times it is too late to save the club. The death of a nightclub comes slowly and there were many telltale symptoms along the way that were not heeded. For popular nightclubs to operate safely, managers must look beyond the bottom line to ensure the long-term health of a club.
Nightclubs are designed to be hospitable social meeting places but are first and foremost in business to make money. The product being sold is entertainment that’s paid for by selling alcoholic beverages, food services, or by collecting door cover charges. Management determines the intended atmosphere and music format of the club. The venue and music format will determine what demographic group will go to the club. The demographic group and their behavior will determine whether bouncers are necessary to control their conduct.
As you can imagine, a nightclub that markets itself to young adults in an effort to become the next hotspot is destined to have a few conduct problems. Clubs ordained as the new hot club begin to lose control when greed replaces reason. Many clubs will promote drink specials such as two-for-one pitchers of beer or oversize margaritas that encourages sales and over indulgence. Some clubs will advertise ladies night specials to attract more female patrons and pack the house. Club managers can dial down the intensity of a club at anytime by modifying the club music format, amount of door charge, limiting the number admitted, adopting stricter dress codes, and altering, or limiting the advertising.
Formula for Disaster
Nightclub problems arise when there is intentional over-crowding, over-serving of alcohol, failing to ban minors, admitting and serving obviously intoxicated persons, and known troublemakers. Other liabilities include failure to control loitering in the parking lot, failure to establish and enforce reasonable club rules, and an intentional policy not to call the police when warranted. Poor business decisions can make a club too intense and will place too much responsibility in the hands of club bouncers to control misconduct. This is a big mistake.
I have seen dozens of nightclubs forced to close down soon after they lost their liquor license or city permits. One day the nightclub is packing the house and enjoying tremendous cash flow. The next day a club is shut down and forced to close its doors. How does this happen overnight? The answer is that it doesn’t. The writing was probably on the wall for some time, but the aggressive club operators failed to heed the warnings.
State Liquor License
Without a liquor-license, a trendy nightclub cannot survive for long. Liquor licenses are issued by the state liquor control board and are subject to suspension and revocation if certain conditions are not met. The most common condition is simply to comply with the law. That is, don’t sell to minors, don’t sell after-hours, don’t sell to intoxicated persons, and don’t sell off-site. Other conditions require the nightclub operator not to run unsafe or unsanitary business and to self-report violent incidents.
Local Permits or Licenses
The city or county usually imposes additional regulations by way of issuing a business license or conditional use permit to operate a nightclub. These regulations are commonly called a business license, a dance permit or a cabaret license, for example. These additional regulations are enforced by the county, city or sometimes by the police or sheriff and are also subject to suspension or revocation. These regulations give the municipality an additional "hammer" to put pressure on a club that utilizes too many police resources. For example, if the police get too many calls for service at a particular club they will issue warnings and/or threaten to revoke the permit or license. Incidents like fights, shootings, drug over-doses, and evidence of over-intoxication will attract the scrutiny of the permit officer. Other issues like alcohol service to a minor and over crowding the club will also be criticized.
Be a Good Neighbor
Nightclubs usually are not welcome neighbors. From the first day of posting the notice to obtain a license there will be protest from the neighbors or from other businesses in the area. Once in business, nightclubs will receive a higher than average number of complaints. Most common are for noise, litter, traffic, loitering, parking problems, graffiti, and area vandalism. It’s important for a nightclub to be a good neighbor but it’s difficult when the club operates primarily on weekend nights. In my experience, clubs that fail made little or no effort to maintain good relations with adjacent business operators or residents. Neighborhood groups or other adjacent businesses make formidable enemies at license or permit revocation hearings.
Police as a Partner
The police are a community resource available to all commercial businesses. Nightclubs that fail often have a reputation of not cooperating fully with the police. Club operators believe that if they call the police too frequently their liquor license could be in jeopardy. This is not a correct assumption. Instead, clubs hire bouncers to enforce club rules and attempt to keep order without police intervention. Unfortunately, bouncers are often ill equipped to handle huge nightclub crowds and often do so in an illegal manner. See my web page on Bouncers Need Training. In many cases, bouncers have not called the police in time to prevent a major incident from occurring. These major incidents are often the trigger that sets the license revocation process in motion.
Most nightclubs have a critical-intensity period that begins thirty minutes before closing time. As you can imagine, once "last call" is announced a major exodus takes place. Within thirty minutes or less, hundreds of high-spirited club patrons are ushered out into the parking lot or street at their most intoxicated state. If you are going to have a serious melee it will happen at this point. Also, consider the dozens of highly intoxicated drivers hitting the street. In some cities the entire police watch must be pulled from other beats to oversee the close of a popular nightclub. From the police perspective this is an abuse of police resources and creates an unnecessary hazard for the officers. Clubs that fail make little effort to mitigate the impact of closing or invite the police to offer workable solutions. Failed club managers mistakenly believed it was solely the duty of law enforcement to handle crowds on the public streets and not their responsibility. At the club license or permit revocation hearing they are taught otherwise.
The Complaint Process
The police will begin complaining from day one. Unfortunately, most of the early police warnings are verbal and may not find their way to upper management. Any police incident reports written will be filed and not automatically provided to the nightclub. Nightclub managers must periodically request information on reported crime at their club and in the neighborhood. Most police agencies forward copies of serious incident reports onto the state liquor control board and local permit officer for documentation purposes. After a while, the police get tired of getting no cooperation from the nightclub and will begin documenting every incident. Police agencies that begin to target a problem nightclub will start sending in undercover officers looking for underage patrons or evidence of over-serving. The vice-squad may be sent in to conduct surveillance of the club looking for drug use or sales. The fire marshal will pop in to inspect for over-crowding, blocked fire exits, and expired fire extinguishers. The club will be cited for any and all violations and infractions.
Complaints can come from an unhappy neighborhood with great intensity if they are organized. A neighborhood association or tenant group can file numerous complaints as well that have an effect with city managers. Law enforcement will sometimes jump on the bandwagon to support ousting of the offending club for being a drain on police resources. Neighborhood groups have been known to produce live testimony supported by photos and video of disorderly conduct, street fighting, public drunkenness, public urination, street sex, drug use, and reckless driving.
Revocation Process
Most failed nightclubs received multiple warning letters, fines or suspensions before losing their liquor license. Based on the warnings, it should have been no surprise that license and permit revocation was possible. In my experience, however, club managers either didn’t believe it would happen or didn’t know how to bring the club under control. In some cases, club management was just too arrogant and too busy making money to take the warning seriously. They would rather just pay the fine, again, if caught violating the law. The majority of their efforts went into not getting caught.
When the day of reckoning comes either the state liquor control board or local permit officer will order a hearing. Many times the club will receive a license or permit suspension notice pending the outcome of the hearing. At the hearing the police will bring stacks of documentation of the excessive calls for service to the nightclub and about violence associated with the club. Each serious incident will be examined (under a microscope) as evidence of an out-of-control and dangerous club. Often in attendance are neighborhood witnesses testifying about constant fighting, public drunkenness, high speed driving, and about shots being fired near their homes.
Rest in Peace
I often get frantic calls at this point to see if I can assist in salvaging their club by adopting an eleventh-hour security plan but it is usually too late. In its defense, the club can only say it was not their fault or spontaneous external events were not within their control. The club will promise anything to the licensing board to get a second chance to cure the problem. But in my experience it is too little, too late. Once the liquor license and operating permits are revoked, the nightclub is dead. RIP.
Leads
Nightclub Security Bouncer Doormen
Bouncers are most visible aspect of security in a nightclub or bar is the often the huge guys working in a club. The proper application of bouncers and doormen as part of a nightclub and bar security plan are important. Inadequate security procedures could contribute to the Death of a Nightclub.
Doormen
The doorman or door-host is the first person the patron sees and sets the tone for the style and attitude of the club. Some clubs employ burly-looking guys who set the tone of the "Barbary Coast" days in San Francisco where bothersome patrons would be forcibly thrown out into the street. Other clubs use well-dressed ladies and gentlemen to make patrons feel like they have entered a nightclub with dignity and class.
The true function of a doorman is to provide access control for a busy nightclub and screen those that enter. A doorman is traditionally the person who stands at the door and checks IDs to assure that each patron is of age to legally enter the establishment and is dressed appropriately. In some urban clubs, doormen use metal detectors and pat downs procedures where the format attracts mostly young people and has an expectation of finding weapons. Another function of a doorman is to prevent admittance to those that are obviously intoxicated or who have previously caused trouble inside the club. Most clubs have an "86" policy where objectionable patrons are barred from returning to the club for some designated period of time. Depending on the club, a doorman can be used to collect cover charges, tickets, or direct patrons to tables.
In addition to normal doorman duties, some nightclubs use the door staff to monitor patron conduct on the sidewalk as well as inside the club. The nature of this additional task can lead to confrontations with aggressive nightclub patrons if not handled professionally. Obviously, more training and experience is required as the doorman becomes more assertive and begins to assume more security-like duties. Most busy nightclubs begin to have problems at the door when too many duties are heaped on to an inexperienced and poorly trained doorman.
Bouncers
Bouncers are an enigma. The term bouncer presents an image of a brawler who will break up fights and forcibly eject obnoxious patrons. Bouncers are often portrayed in movies as tough, thug-like scrappers who love to fight, like in the movie “Road House”. Many nightclubs foster that image by hiring over-sized ex-jocks, wrestlers, or martial artists to handle drunken or out of control patrons. Usually these bouncers have little experience and receive no real formal training in criminal or civil law that they must apply. See my web page Bouncers Need Training. In a crisis, these inexperienced bouncers will be forced to rely on their own common sense and instincts to solve a problem. This can be a scary concept.
The duty of a bouncer is to monitor the crowd to see that everyone behaves. The goal should be to see that everyone has a good time, but within established limits. The best bouncers are personable, friendly and can talk to patrons without appearing threatening or intimidating. The best bouncers don’t bounce anyone…they talk to people. The mere presence of a well-trained bouncer will remind the patron that their conduct is being scrutinized and that their patronage can be revoked.
Floor Men
A better job title for a bouncer might be floor man or floor person. In the UK you often hear the titles of Head Doorman or Cooler. A nightclub is about the business of providing hospitality where people can come to relax, unwind, and have a good time. A good floor man will manage the patrons inside a club and will see to it that no one becomes overly aggressive and spoils the party. A well-trained floor man will circulate throughout the club, be highly visible, and be easily identifiable as a club employee. The floor man should continually evaluate the conduct and attitudes of each patron and watch for changes behavior. Let’s face it, drinking alcohol in a nightclub setting is designed to remove inhibitions and subtle behavior changes are expected. A floor man's job is to recognize the negative behavior changes and begin to manage the patron. Good floor men will use eye contact and body language to let troublesome patrons know that their conduct is reaching the threshold for unacceptable behavior.
Rule Enforcement
It is up to the nightclub to set conduct limits and then require the floor man to evenly and fairly enforce those rules. The best run clubs enforce rules and do so immediately. A well-timed and discreet comment from the floor man about offensive language or noise level is all that is necessary, in most cases, to resolve objectionable behavior. Sometimes, second reminders are necessary followed by warnings that further conduct will result in being asked to leave the premises. Any patron who aggressively rejects a reasonable request to behave should be asked to leave. Remember though that rule violations are not the same as crimes. You can’t manhandle patrons or physically take someone into custody for violating a club rule.
The biggest mistake a floor man can make is to ignore a patron who has become a nuisance and hope that they will either calm down or leave on their own. The worst case scenario can occur when another patron is forced to confront an overly aggressive customer on their own because the floor man was oblivious to the situation. Ultimately, the situation becomes explosive, a fight breaks out, and the floor men are forced to physically separate and eject the brawlers. This is not only bad business, but can become dangerous for everyone involved.
Patron Ejection
Having to eject a patron from a nightclub doesn't always mean that the floor man did not manage them properly earlier in the evening. Sometimes people come into a nightclub just looking for trouble, or can’t handle alcohol, or can’t interact socially with others. Sometimes, patrons bring their outside anger inside the club and no one knows about it until violence erupts. These people need to be asked to leave the club by the floor man as soon as their hostile conduct becomes evident.
No one likes to be asked or told to leave an establishment, especially if they paid a cover charge to get in. If a floor man has reminded the guest several times about their conduct then it will come as no surprise when finally asked to leave. If the patron is taken aside and discreetly told about the decision, the likelihood of an aggressive exchange is reduced. There is nothing worse than having a big bouncer-type approach a young man, in front of his friends, and tell him to leave. After embarrassing this young man, you are guaranteed to get a verbal barrage of insults and foul language that may escalate into a physical fight.
If it becomes necessary to escort an aggressive patron to the door, floor men should be well trained to do so. For safety purposes, a rule of thumb is to have at least one more floor man present than the number of people being escorted out. Unless a patron has committed a crime, floor men are generally not allowed to use physical force. This is not to say that you cannot slightly touch a patron to guide, direct, or block re-entry. Force should only be used in self-defense or for the purpose of detaining a criminal for the police. Punching, kicking, tackling, dragging, or putting someone in a choke hold are all inappropriate methods for floor men to remove someone from a nightclub. Unlike the movie "Road House" it is never appropriate for a floor man to punch a patron out of anger or because of a challenge to fight.
Escorting a patron out of a nightclub involves the use of professional verbal commands and a polite explanation of why they are being asked to leave. If a patron has been dutifully warned previously, then it will be of no surprise. If the conduct of the patron was obviously inappropriate, then likewise it should be clear why they are being escorted out. If the patron has been over-served and is intoxicated the ejection request may be more difficult.
If a floor man is expected to consistently enforce the rules, there can be only two ejection choices for the patron. Either leave the premises quickly and quietly or be arrested by the police. Once a patron has been asked to leave by the proprietor, they become subject to trespass laws if they fail to leave. In some states, trespassers can be removed from the premises using minimal holding force. Typically this involves one bouncer holding each arm while leading the trespasser from the club. Floor men must be prepared to take a little verbal abuse if a patron is asked to leave. Likewise, floor men should consider a refund of the cover charge, if any, for ejected patrons to remove that point of contention. If the patron becomes combative they may become subject to assault and battery charges and it goes down hill from there.
The floor man should be certain that the ejected patron understands that they must leave the premises immediately or be subject to arrest by the police. If the ejected patron attacks a floor man, reasonable force can be used in self-defense. Reasonable force can also be used to take an assaillant in to custody for the police. If you do this, it is important to actually file criminal charges or risk for false imprisonment lawsuit. Under no circumstances should excessive force be used. (See my webpage on Use of Force Continuum for more details on use of force). Headlocks and pain compliance techniques (i.e. arm twisting, wrist locks) are not appropriate ways of escorting a rule-violator from a club. Chokeholds and sleeper holds should never be used except in life threatening scenarios. Floor men should also use care when taking a patron down to the floor, handcuffing, and piling on top. Intoxicated or overweight persons have died from positional asphyxiation from too much body weight pressing them to the floor.
Customer Fights
If two or more customers mutually get into a fistfight, they must be removed from the club immediately for everyone’s safety. The question is how to do it safely? The old fashioned method was to throw both parties out into the street and let them duke-it-out for themselves is wrong. The correct method is to delay the ejection of the more passive offender, if possible, until the more aggressive co-combatant has completely vacated the property. The reason for this is that it is foreseeable that two people who were engaged in a fight inside will continue the assault outside. The nightclub floor men have no legal basis for detaining someone unless a crime has been committed and cannot hold someone who wishes to leave voluntarily and continue to fight. However, the floor men has a duty to be reasonable and see that known offenders have left the property and to call the police if they know a fight is about to occur or if one combatant requests it.
Doormen
The doorman or door-host is the first person the patron sees and sets the tone for the style and attitude of the club. Some clubs employ burly-looking guys who set the tone of the "Barbary Coast" days in San Francisco where bothersome patrons would be forcibly thrown out into the street. Other clubs use well-dressed ladies and gentlemen to make patrons feel like they have entered a nightclub with dignity and class.
The true function of a doorman is to provide access control for a busy nightclub and screen those that enter. A doorman is traditionally the person who stands at the door and checks IDs to assure that each patron is of age to legally enter the establishment and is dressed appropriately. In some urban clubs, doormen use metal detectors and pat downs procedures where the format attracts mostly young people and has an expectation of finding weapons. Another function of a doorman is to prevent admittance to those that are obviously intoxicated or who have previously caused trouble inside the club. Most clubs have an "86" policy where objectionable patrons are barred from returning to the club for some designated period of time. Depending on the club, a doorman can be used to collect cover charges, tickets, or direct patrons to tables.
In addition to normal doorman duties, some nightclubs use the door staff to monitor patron conduct on the sidewalk as well as inside the club. The nature of this additional task can lead to confrontations with aggressive nightclub patrons if not handled professionally. Obviously, more training and experience is required as the doorman becomes more assertive and begins to assume more security-like duties. Most busy nightclubs begin to have problems at the door when too many duties are heaped on to an inexperienced and poorly trained doorman.
Bouncers
Bouncers are an enigma. The term bouncer presents an image of a brawler who will break up fights and forcibly eject obnoxious patrons. Bouncers are often portrayed in movies as tough, thug-like scrappers who love to fight, like in the movie “Road House”. Many nightclubs foster that image by hiring over-sized ex-jocks, wrestlers, or martial artists to handle drunken or out of control patrons. Usually these bouncers have little experience and receive no real formal training in criminal or civil law that they must apply. See my web page Bouncers Need Training. In a crisis, these inexperienced bouncers will be forced to rely on their own common sense and instincts to solve a problem. This can be a scary concept.
The duty of a bouncer is to monitor the crowd to see that everyone behaves. The goal should be to see that everyone has a good time, but within established limits. The best bouncers are personable, friendly and can talk to patrons without appearing threatening or intimidating. The best bouncers don’t bounce anyone…they talk to people. The mere presence of a well-trained bouncer will remind the patron that their conduct is being scrutinized and that their patronage can be revoked.
Floor Men
A better job title for a bouncer might be floor man or floor person. In the UK you often hear the titles of Head Doorman or Cooler. A nightclub is about the business of providing hospitality where people can come to relax, unwind, and have a good time. A good floor man will manage the patrons inside a club and will see to it that no one becomes overly aggressive and spoils the party. A well-trained floor man will circulate throughout the club, be highly visible, and be easily identifiable as a club employee. The floor man should continually evaluate the conduct and attitudes of each patron and watch for changes behavior. Let’s face it, drinking alcohol in a nightclub setting is designed to remove inhibitions and subtle behavior changes are expected. A floor man's job is to recognize the negative behavior changes and begin to manage the patron. Good floor men will use eye contact and body language to let troublesome patrons know that their conduct is reaching the threshold for unacceptable behavior.
Rule Enforcement
It is up to the nightclub to set conduct limits and then require the floor man to evenly and fairly enforce those rules. The best run clubs enforce rules and do so immediately. A well-timed and discreet comment from the floor man about offensive language or noise level is all that is necessary, in most cases, to resolve objectionable behavior. Sometimes, second reminders are necessary followed by warnings that further conduct will result in being asked to leave the premises. Any patron who aggressively rejects a reasonable request to behave should be asked to leave. Remember though that rule violations are not the same as crimes. You can’t manhandle patrons or physically take someone into custody for violating a club rule.
The biggest mistake a floor man can make is to ignore a patron who has become a nuisance and hope that they will either calm down or leave on their own. The worst case scenario can occur when another patron is forced to confront an overly aggressive customer on their own because the floor man was oblivious to the situation. Ultimately, the situation becomes explosive, a fight breaks out, and the floor men are forced to physically separate and eject the brawlers. This is not only bad business, but can become dangerous for everyone involved.
Patron Ejection
Having to eject a patron from a nightclub doesn't always mean that the floor man did not manage them properly earlier in the evening. Sometimes people come into a nightclub just looking for trouble, or can’t handle alcohol, or can’t interact socially with others. Sometimes, patrons bring their outside anger inside the club and no one knows about it until violence erupts. These people need to be asked to leave the club by the floor man as soon as their hostile conduct becomes evident.
No one likes to be asked or told to leave an establishment, especially if they paid a cover charge to get in. If a floor man has reminded the guest several times about their conduct then it will come as no surprise when finally asked to leave. If the patron is taken aside and discreetly told about the decision, the likelihood of an aggressive exchange is reduced. There is nothing worse than having a big bouncer-type approach a young man, in front of his friends, and tell him to leave. After embarrassing this young man, you are guaranteed to get a verbal barrage of insults and foul language that may escalate into a physical fight.
If it becomes necessary to escort an aggressive patron to the door, floor men should be well trained to do so. For safety purposes, a rule of thumb is to have at least one more floor man present than the number of people being escorted out. Unless a patron has committed a crime, floor men are generally not allowed to use physical force. This is not to say that you cannot slightly touch a patron to guide, direct, or block re-entry. Force should only be used in self-defense or for the purpose of detaining a criminal for the police. Punching, kicking, tackling, dragging, or putting someone in a choke hold are all inappropriate methods for floor men to remove someone from a nightclub. Unlike the movie "Road House" it is never appropriate for a floor man to punch a patron out of anger or because of a challenge to fight.
Escorting a patron out of a nightclub involves the use of professional verbal commands and a polite explanation of why they are being asked to leave. If a patron has been dutifully warned previously, then it will be of no surprise. If the conduct of the patron was obviously inappropriate, then likewise it should be clear why they are being escorted out. If the patron has been over-served and is intoxicated the ejection request may be more difficult.
If a floor man is expected to consistently enforce the rules, there can be only two ejection choices for the patron. Either leave the premises quickly and quietly or be arrested by the police. Once a patron has been asked to leave by the proprietor, they become subject to trespass laws if they fail to leave. In some states, trespassers can be removed from the premises using minimal holding force. Typically this involves one bouncer holding each arm while leading the trespasser from the club. Floor men must be prepared to take a little verbal abuse if a patron is asked to leave. Likewise, floor men should consider a refund of the cover charge, if any, for ejected patrons to remove that point of contention. If the patron becomes combative they may become subject to assault and battery charges and it goes down hill from there.
The floor man should be certain that the ejected patron understands that they must leave the premises immediately or be subject to arrest by the police. If the ejected patron attacks a floor man, reasonable force can be used in self-defense. Reasonable force can also be used to take an assaillant in to custody for the police. If you do this, it is important to actually file criminal charges or risk for false imprisonment lawsuit. Under no circumstances should excessive force be used. (See my webpage on Use of Force Continuum for more details on use of force). Headlocks and pain compliance techniques (i.e. arm twisting, wrist locks) are not appropriate ways of escorting a rule-violator from a club. Chokeholds and sleeper holds should never be used except in life threatening scenarios. Floor men should also use care when taking a patron down to the floor, handcuffing, and piling on top. Intoxicated or overweight persons have died from positional asphyxiation from too much body weight pressing them to the floor.
Customer Fights
If two or more customers mutually get into a fistfight, they must be removed from the club immediately for everyone’s safety. The question is how to do it safely? The old fashioned method was to throw both parties out into the street and let them duke-it-out for themselves is wrong. The correct method is to delay the ejection of the more passive offender, if possible, until the more aggressive co-combatant has completely vacated the property. The reason for this is that it is foreseeable that two people who were engaged in a fight inside will continue the assault outside. The nightclub floor men have no legal basis for detaining someone unless a crime has been committed and cannot hold someone who wishes to leave voluntarily and continue to fight. However, the floor men has a duty to be reasonable and see that known offenders have left the property and to call the police if they know a fight is about to occur or if one combatant requests it.
Security Guards :Drive Through Patrol
Security Guard Drive Through Patrol Service. I frequently get asked for a recommendation for a drive-through security patrol service for a commercial property. My first question is always, "What do you want to accomplish with the security patrol service?"
Purpose
Drive-through security patrols serve a limited, but useful purpose. By definition, the drive-through patrol service does not remain on-site and generally uses a vehicle to make the rounds. This type of patrol is less expensive then a dedicated on-site security guard because of the limited time spent on the property. Highly visible, drive-through security services are ideal for the patrol of commercial properties after business hours or on private property not open to the public.
One purpose of this type of patrol is to observe (or test) all accessible gates, doors, and windows and make sure they are secured, and to report the conditions found on the property to the business owner or the police. Another purpose is to make sure no unauthorized persons are trespassing on private property. Some drive-through security services may also respond to alarm signals, but this requires a more specialized guard force. The primary goal of a drive-through security patrol service is to deter property loss and discover vandalism after business hours. This presence is normally supported by signage that states the property will be patrolled by "ABC Security Service."
Drive-through security patrols are not good at catching criminals in the act. By design, drive-through security patrols should be highly visible and therefore should be incapable is sneaking up on a perpetrator. The best patrol vehicles are high profile, and distinctive in appearance. The most visible security vehicles are well-marked and equipped with a light-bar on the roof and high-powered spotlights. This high visibility maximizes the deterrent effect as long as the security officer is patrolling competently and according to post orders.
Random drive-through security patrols are less effective on commercial properties while open to the public. This is because the drive-through security officer probably has 6-10 other commercial accounts to patrol each hour. Random and infrequent patrol does not allow the security officer enough time to observe loiterers or differentiate between the customers, the residents, and the criminals. Many drive-through patrols consist of only a high-speed pass and offer little in the way of observation or scrutiny of suspicious activity. Because of the nature of the drive-through patrol, customer contacts are infrequent and suspicious groups are not likely to be confronted. Drive-through is better than not doing anything, but understand the limitations of infrequent and non-confrontation security services. Due to fear from prior litigation claims, signs supporting the random drive-through security patrol are not always used on retail and rental housing settings for fear of misrepresenting to a consumer that security guards are always on-site.
Post Orders
Any contract security services must have clearly defined and articulated "post orders". Post orders are written instructions for how the security officer is to patrol a site and should be incorporated as part of the contract. These written instructions need to be detailed and reflect the expectations of the property manager and the responsibility of the security patrol service. Post orders are necessary for drive-through accounts because the same security officer will not always patrol the site and each property will have specific requirements. Written post orders allow for consistency in patrol and reporting and set forth the obligations for fulfilling the service contract. Post instructions should specify if drive-through security officers are to get out of their vehicle to "shake" doors or walk behind buildings. If you don't require it...it won't occur. Well-written post order acts like a checklist for the security officer while on-site and helps them fill out their daily activity reports and logs.
Reporting
It is the custom and practice of all contract security patrol industry to complete daily activity reports (DARs) and incident reports for each site they patrol. Despite this practice, it is important to require written DAR and incident reports as part of the contract for service. This is usually one of the items specified in the post orders. As a rule of thumb, if you don’t receive a written report, assume the patrol did not occur and don’t pay for the service until you receive one. This practice will ensure that reports are written and submitted in a timely manner.
Detailed daily activity and incident reports are crucial to a property owner. It is a form of supervision and holds the security service accountable for patrolling the property as agreed. In addition to communicating what was observed in the parking lot, the reports provide important documentation in case of a lawsuit alleging inadequate security.
Daily activity reports are designed to report routine things like when and where the security officer was on your property and what they observed. DARs should be detailed and informative. Each entry should list the date, time, location, and activity. Don’t accept activity logs that merely state, "10:00 PM or 11:00 PM – All Quiet". A proper daily activity report of an apartment property might state, "9/29/99 -10:06 PM – Completed patrol of the south parking lot, one light burned out over parking space #256 or "9/29/99 - 10:14 PM – Checked the mail room, pool gate, laundry room, and restroom door locks. All were secure." These reports notify the landlord to repair burned out lights or to resolve hazardous conditions. Daily activity reports should document the patrol of all roadways on a property even if no unusual activity is observed.
Incident reports are only written when something unusual happens that requires a more detailed account. Incident reports are not limited to crime. Incident reports should notify the client of an unlocked door, a large group loitering, a flooded parking lot, safety hazards, and of course all crimes or property damage. All contacts with persons on a client’s property should be reported as well. Incident reports should be more detailed than DARs because they chronicle one specific event. Incident reports that say "see police report" are not acceptable. Incident reports should note everything the security officer observed, what they did, and what they were doing at the time of the incident. They must contain the basics of reporting like who, what, where, when, why, and how.
Supervision
One inherent flaw in contracting for drive-through security patrol service is supervision of the officers. Unless someone is checking, the drive-through patrol may not occur or the service may be insufficient. A common problem for some security patrol services is that they overbook, and assign too many accounts to their officers. It is impossible for patrol officers to properly inspect a site if they must make a high-speed pass to keep on schedule. It is important at the beginning of the contract to establish the quality and timing of the patrols and then follow up if you suspect that the service is inadequate.
Worse yet, is when security officers falsify reports indicating that they patrolled when they had not. To avoid these problems, security patrol officers need to know that they are being supervised in some manner. This can be accomplished by a patrol supervisor but will usually involve additional costs. Other methods are to incorporate a mechanical or electrical check in device. Common systems include logging in on strategically placed watchman clocks, dropping patrol slips through the mail slot (hopefully in view of a video camera) or punching in on a time clock. On occupied commercial properties, the guard service should check in or sign off on a log in presence of a site employee.
Selecting a Patrol Service
Finding a quality patrol service can be a challenge. It is easier in a smaller market because a company's good reputation is important to its survival. In large metropolitan areas, a poor patrol service can survive longer and get away with substandard service. This is because there is so much work that lost accounts has little immediate impact on their ability to stay in the marketplace. The other problem is the labor pool. In big cities, all security agencies draw from the same labor source. A poor quality officer can drift from agency to agency for years and end up patrolling your property.
The best way to locate a quality security patrol service is to get a referral from a satisfied customer. It is always best to get multiple proposals and don't consider price alone as the deciding factor.
•Ask for references and check them
•Ask to see licenses, insurance papers, and samples of reports that will be used on your property
•Check with the state licensing board to see if any complaints have been filed against the company or if their patrol license is valid
•Ask to see a copy of the contract and study it or have your attorney review it. It is usually not a good idea to sign the security company contract if it contains language that attempts to limit their liability or shift insurance responsibility to you.
•Make sure that you are involved in drafting the detailed post orders and make sure that they are dated, signed, and incorporated into the contract
•If the post orders need to be modified, do it in writing. Finally, actively supervise the guard service and make sure you receive and read the reports.
Record Retention
Security officer reports should be maintained at least for a period of two years. These reports are important for evaluating your security needs, identifying historical problems on site, and for insurance purposes. These reports are critical in defending premises liability lawsuits since they are proof of providing adequate security. Even reports showing no activity should be stored to show that the property has been reasonably safe. Records can be purged after this period except for reports containing important events.
Security Guard Driving Patrol Services
Purpose
Drive-through security patrols serve a limited, but useful purpose. By definition, the drive-through patrol service does not remain on-site and generally uses a vehicle to make the rounds. This type of patrol is less expensive then a dedicated on-site security guard because of the limited time spent on the property. Highly visible, drive-through security services are ideal for the patrol of commercial properties after business hours or on private property not open to the public.
One purpose of this type of patrol is to observe (or test) all accessible gates, doors, and windows and make sure they are secured, and to report the conditions found on the property to the business owner or the police. Another purpose is to make sure no unauthorized persons are trespassing on private property. Some drive-through security services may also respond to alarm signals, but this requires a more specialized guard force. The primary goal of a drive-through security patrol service is to deter property loss and discover vandalism after business hours. This presence is normally supported by signage that states the property will be patrolled by "ABC Security Service."
Drive-through security patrols are not good at catching criminals in the act. By design, drive-through security patrols should be highly visible and therefore should be incapable is sneaking up on a perpetrator. The best patrol vehicles are high profile, and distinctive in appearance. The most visible security vehicles are well-marked and equipped with a light-bar on the roof and high-powered spotlights. This high visibility maximizes the deterrent effect as long as the security officer is patrolling competently and according to post orders.
Random drive-through security patrols are less effective on commercial properties while open to the public. This is because the drive-through security officer probably has 6-10 other commercial accounts to patrol each hour. Random and infrequent patrol does not allow the security officer enough time to observe loiterers or differentiate between the customers, the residents, and the criminals. Many drive-through patrols consist of only a high-speed pass and offer little in the way of observation or scrutiny of suspicious activity. Because of the nature of the drive-through patrol, customer contacts are infrequent and suspicious groups are not likely to be confronted. Drive-through is better than not doing anything, but understand the limitations of infrequent and non-confrontation security services. Due to fear from prior litigation claims, signs supporting the random drive-through security patrol are not always used on retail and rental housing settings for fear of misrepresenting to a consumer that security guards are always on-site.
Post Orders
Any contract security services must have clearly defined and articulated "post orders". Post orders are written instructions for how the security officer is to patrol a site and should be incorporated as part of the contract. These written instructions need to be detailed and reflect the expectations of the property manager and the responsibility of the security patrol service. Post orders are necessary for drive-through accounts because the same security officer will not always patrol the site and each property will have specific requirements. Written post orders allow for consistency in patrol and reporting and set forth the obligations for fulfilling the service contract. Post instructions should specify if drive-through security officers are to get out of their vehicle to "shake" doors or walk behind buildings. If you don't require it...it won't occur. Well-written post order acts like a checklist for the security officer while on-site and helps them fill out their daily activity reports and logs.
Reporting
It is the custom and practice of all contract security patrol industry to complete daily activity reports (DARs) and incident reports for each site they patrol. Despite this practice, it is important to require written DAR and incident reports as part of the contract for service. This is usually one of the items specified in the post orders. As a rule of thumb, if you don’t receive a written report, assume the patrol did not occur and don’t pay for the service until you receive one. This practice will ensure that reports are written and submitted in a timely manner.
Detailed daily activity and incident reports are crucial to a property owner. It is a form of supervision and holds the security service accountable for patrolling the property as agreed. In addition to communicating what was observed in the parking lot, the reports provide important documentation in case of a lawsuit alleging inadequate security.
Daily activity reports are designed to report routine things like when and where the security officer was on your property and what they observed. DARs should be detailed and informative. Each entry should list the date, time, location, and activity. Don’t accept activity logs that merely state, "10:00 PM or 11:00 PM – All Quiet". A proper daily activity report of an apartment property might state, "9/29/99 -10:06 PM – Completed patrol of the south parking lot, one light burned out over parking space #256 or "9/29/99 - 10:14 PM – Checked the mail room, pool gate, laundry room, and restroom door locks. All were secure." These reports notify the landlord to repair burned out lights or to resolve hazardous conditions. Daily activity reports should document the patrol of all roadways on a property even if no unusual activity is observed.
Incident reports are only written when something unusual happens that requires a more detailed account. Incident reports are not limited to crime. Incident reports should notify the client of an unlocked door, a large group loitering, a flooded parking lot, safety hazards, and of course all crimes or property damage. All contacts with persons on a client’s property should be reported as well. Incident reports should be more detailed than DARs because they chronicle one specific event. Incident reports that say "see police report" are not acceptable. Incident reports should note everything the security officer observed, what they did, and what they were doing at the time of the incident. They must contain the basics of reporting like who, what, where, when, why, and how.
Supervision
One inherent flaw in contracting for drive-through security patrol service is supervision of the officers. Unless someone is checking, the drive-through patrol may not occur or the service may be insufficient. A common problem for some security patrol services is that they overbook, and assign too many accounts to their officers. It is impossible for patrol officers to properly inspect a site if they must make a high-speed pass to keep on schedule. It is important at the beginning of the contract to establish the quality and timing of the patrols and then follow up if you suspect that the service is inadequate.
Worse yet, is when security officers falsify reports indicating that they patrolled when they had not. To avoid these problems, security patrol officers need to know that they are being supervised in some manner. This can be accomplished by a patrol supervisor but will usually involve additional costs. Other methods are to incorporate a mechanical or electrical check in device. Common systems include logging in on strategically placed watchman clocks, dropping patrol slips through the mail slot (hopefully in view of a video camera) or punching in on a time clock. On occupied commercial properties, the guard service should check in or sign off on a log in presence of a site employee.
Selecting a Patrol Service
Finding a quality patrol service can be a challenge. It is easier in a smaller market because a company's good reputation is important to its survival. In large metropolitan areas, a poor patrol service can survive longer and get away with substandard service. This is because there is so much work that lost accounts has little immediate impact on their ability to stay in the marketplace. The other problem is the labor pool. In big cities, all security agencies draw from the same labor source. A poor quality officer can drift from agency to agency for years and end up patrolling your property.
The best way to locate a quality security patrol service is to get a referral from a satisfied customer. It is always best to get multiple proposals and don't consider price alone as the deciding factor.
•Ask for references and check them
•Ask to see licenses, insurance papers, and samples of reports that will be used on your property
•Check with the state licensing board to see if any complaints have been filed against the company or if their patrol license is valid
•Ask to see a copy of the contract and study it or have your attorney review it. It is usually not a good idea to sign the security company contract if it contains language that attempts to limit their liability or shift insurance responsibility to you.
•Make sure that you are involved in drafting the detailed post orders and make sure that they are dated, signed, and incorporated into the contract
•If the post orders need to be modified, do it in writing. Finally, actively supervise the guard service and make sure you receive and read the reports.
Record Retention
Security officer reports should be maintained at least for a period of two years. These reports are important for evaluating your security needs, identifying historical problems on site, and for insurance purposes. These reports are critical in defending premises liability lawsuits since they are proof of providing adequate security. Even reports showing no activity should be stored to show that the property has been reasonably safe. Records can be purged after this period except for reports containing important events.
Security Guard Driving Patrol Services
Advice for Families in Rental Housing
Your home is your castle
...or is it? Are you really safe once your get apartment and lock your door? In an open society your apartment should be the sanctuary for you and your family. Your apartment is the only environment where you have control over who can get close to you or your family. Protecting your apartment and family from criminal intrusion should be high on your list of priorities. See my web page on Family Security Tips for more information on protecting your family from harm. See Apartment Security Advice for more original articles on Apartment Security. See also Home Invasion Survival Tips.
Burglary
By far, the most common threat to an apartment unit is burglary. Burglary, by definition, is a non-confrontational crime, but being victimized can leave a family feeling vulnerable and violated. To prevent a burglary, it is important to first gain an understanding of who commits them and why. The majority of apartment burglaries occur during the daytime when most people are away at work or at school. Burglaries also occur at night when there are obvious signs that no one is home. Most apartment burglars are young males looking for things that are small, expensive, and can easily be converted to cash. Items like cash, jewelry, guns, watches, laptop computers, and other small electronic devices are high on the list. Quick cash is needed for living expenses and drugs.
Statistics tell us that more than 30% of all apartment burglars gained access through an open door or window. Ordinary household tools like screwdrivers, channel-lock pliers, small pry bars, and small hammers are most often used by burglars. Although apartment burglaries may seem random in occurrence, they actually involve a selection process.
The burglar's selection process is simple. Choose an unoccupied apartment with the easiest access, the greatest amount of cover, and with the best escape routes. What follows is a list of suggestions to minimize your risk by making your home unattractive to potential burglars.
Doors and Locks
The first step is to "harden the target" or make your apartment more difficult to enter. Remember the burglar will simply bypass your apartment if it requires too much effort or requires more skill and tools than they possess. Most burglars enter via the front, back, or garage doors. Experienced burglars know that the garage door is usually the weakest followed by the back door. The garage and back doors also provide the most cover. Burglars also know to look inside your car for keys and other valuables so keep it locked, even inside your garage. Apartment managers should use solid core doors and high quality locks on exterior doors that will resist twisting, prying, and lock-picking attempts. A quality Grade-1 or Grade-2 deadbolt lock will have a beveled casing to inhibit the use of channel-lock pliers used for forced entry. A quality door knob-in-lock set will have a 'dead latch' mechanism to prevent slipping the lock with a shim or credit card.
•Use a solid core wood or metal door for all entrance points
•Doors should fit tightly into the door jamb
•Use a quality, heavy-duty, deadbolt lock with a one-inch bolt
•Use a quality, heavy-duty, door knob-in-lock set with a dead-latch mechanism
•Use a heavy-duty four-screw strike plate installed with 3-inch screws to penetrate into a wooden door frame
•Use a wide-angle 160° peephole mounted no higher than 58 inches
Forced Entry
The most common way used to force entry through a door with a wooden frame is simply to kick it open. The weakest point is almost always the strike plate that holds the latch or lock bolt in place followed by glass panels in doors. The average door strike plate is secured with only 1/2-inch screws set into the soft doorjamb molding. These lightweight moldings are often tacked on to the door frame and can be torn away with a firm kick. Because of this construction flaw, it makes sense to upgrade to a heavy-duty four-screw strike plate. They are available in most quality hardware stores and home improvement centers and are definitely worth the extra expense. Install this strike plate using 3-inch screws to cut deep into the door frame stud. This one step alone will deter or prevent most through-the-door forced entries. You and your family will sleep safer in the future.
Sliding Glass Doors
Sliding glass doors are usually installed at the rear of an apartment making them good candidates for entry by a burglar. In warm climates, an experienced burglar knows that sliding glass doors are often left standing open for ventilation or for pet access. Since they slide horizontally, it is important to have a secondary blocking device in place to prevent sliding the door fully open from the outside. This can be easily accomplished by inserting a wooden dowel or stick into the track thus preventing or limiting movement. Other blocking devices available are metal fold-down blocking devices called "charley bars" and various track-blockers that can be screwed down.
Sliding glass doors are notorious for failing to prevent a forced entry attempt especially in apartment buildings. This is because of the wear and tear and lack of maintenance they receive and due to the inadequate nature of many of the latching mechanisms. Sliding glass doors don’t have locks on them, only latches. The latches are made of aluminum and can become worn or out of adjustment. The most common methods used to force entry, aside from breaking the glass, is by prying the door near the latch or lifting the door off the track. The blocking devices described above solve half the equation. To prevent lifting, you need to keep the sliding door rollers in good condition and properly adjusted.
You can also install anti-lift devices such as a pin that extends through both the sliding and fixed portion of the door. There are also numerous locking and blocking devices available in any good quality hardware store that will prevent a sliding door from being lifted or forced horizontally. Place highly visible decals on the glass door near the latch mechanism that indicates that an alarm system, a dog, or block watch/operation identification is in place, if applicable. Apartment managers should be careful not to misrepresent that these devices are in place if they are not. Burglars dislike alarm systems and definitely big barking dogs.
•Use a secondary blocking device on all sliding glass doors
•Keep the latch mechanism in good condition and properly adjusted
•Keep sliding door rollers in good condition and properly adjusted
•Use anti-lift devices such as through-the-door pins
•Use highly visible alarm decals, beware of dog decals, or block watch decal, if applicable
Sliding Windows
Windows are left unlocked and open at a much higher rate than doors. An open window, visible from the street or alley, may be the sole reason for an apartment to be selected by a burglar. Ground floor windows are more susceptible to break-ins for obvious reasons. Upper floor windows become attractive if they can be accessed easily from a stairway, tree, fence, or by climbing on balconies. Windows have latches, not locks, and therefore should have secondary blocking devices to prevent sliding them open from the outside. Inexpensive wooden dowels and sticks work well for horizontal sliding windows and through-the-frame pins work well for vertical sliding windows.
For ventilation, block the window open no more than six inches and make sure you can't reach in from the outside and remove the blocking device. In sleeping rooms, these window blocking devices should be capable of being removed easily from the inside to comply with fire codes. Like sliding glass doors, anti-lift devices are necessary for ground level and accessible aluminum windows that slide horizontally. The least expensive and easiest method is to install screws half-way into the upper track of the movable glass panel to prevent it from being lifted out in the closed position. Place highly visible decals on the glass door near the latch mechanism that indicates that an alarm system, a dog, or block watch/operation identification system is in place, if applicable. Apartment managers should be careful not to misrepresent that these devices are in place if they are not.
•Secure all accessible windows with secondary blocking devices
•Block accessible windows open no more than 6 inches for ventilation
•Use anti-lift devises to prevent window from being lifted out
•Use crime prevention or alarm decals on accessible windows, if applicable
Be a Good Neighbor
Good neighbors should look out for each other. Get to know your neighbors on each side of your apartment and the three directly across from you. Invite them into your apartment, communicate often, and establish trust. Good neighbors will watch out for your apartment and vehicle when you are away, if you ask them. They can report suspicious activity to management, to the police, or to you while you are away. Between them, good neighbors can see to it that normal services continue in your absence by allowing authorized vendors to enter your apartment.
Good neighbors can pick up your mail, newspapers, handbills, and can inspect the inside of your apartment periodically to see that all is well. Allowing a neighbor or management to have a key solves the problem of hiding a key outside the door. Experienced burglars know to look for hidden keys in planter boxes, under doormats, and above the ledge. Requiring a service vendor to contact your neighbor to gain access will send the message that someone is watching. This neighborhood watch technique sets up what is called 'territoriality.' This means that your neighbors will take ownership and responsibility for what occurs in your mini-neighborhood. This concept works great in apartment communities. This practice helps deter burglaries and other crimes in a big way. Of course for this to work, you must reciprocate and offer the same services.
The biggest difficulty getting to this level of oversight is taking the first step. You can take it by calling your local crime prevention unit at the police department. Most police departments in large cities have neighborhood watch coordinators to help you set this up. You should invite your adjacent neighbors over to your home for coffee and begin the information exchange. You'll be amazed how the process runs on automatic from there.
•Get to know your adjacent apartment neighbors
•Invite them into your home and establish trust
•Agree to watch out for each other
•Do small tasks for each other to improve territoriality
•Return the favor and communicate often
Lighting
Interior lighting is necessary to show signs of occupancy inside a residence at night. Seeing a dark apartment night-after-night sends a message to burglars that you are away. Light-timers are inexpensive and can be found almost everywhere. They should be used on a daily basis, not just when you’re away. In this way you set up a routine that your neighbors can observe and will allow them to become suspicious when your normally lighted apartment becomes dark.
Typically, you want to use light-timers near the front and back windows with the curtains drawn. The pattern of them clicking on and off simulates actual occupancy. It is also comforting not to have to enter a dark residence. Timers can also be used to turn on the television or radio to simulate occupancy during the daytime. After dark, a bright television can be seen flickering through the curtains and gives the feeling that someone is home. Similarly, the radio or television can be heard through the door if turned on loud enough.
Exterior lighting is also very important. It becomes critical if you must park in a common area parking lot or underground garage and need to walk to your front door. The purpose of good lighting is to allow you to see if a threat or suspicious person is lurking in your path. If you can see a potential threat in advance then you at least have the choice and chance to avoid it. Exterior lighting needs to bright enough for you to see 100 feet and it helps if you can identify colors. Good lighting is definitely a deterrent to criminals because they don't want to be seen or identified. Apartment management needs to have a system in place to periodically inspect and replace lighting outages.
Another important area to be well-lighted is the perimeter of your apartment building especially at the entryway. Common area lighting on apartment properties should also be on a timer or photo-cell to turn on at dusk and turn off at dawn. Exterior lighting at the rear of an apartment are usually do not turn on automatically. They require you to turn on the light inside switch. The resident can choose to turn these lights on or off. A better idea is to install security lights that activate by infra-red motion sensor. They are relatively inexpensive ($25) and can easily replace an exterior porch light or side door light on townhouse style apartments with rear doors. The heat-motion sensor can be adjusted to detect body heat and can be programmed to reset after one minute. These infra-red security lights are suggested for apartments with patios and back doors.
•Use interior light timers to establish a pattern of occupancy
•Use timers to activate the radio or television while away
•Exterior lighting should allow 100 foot visibility
•Use good lighting along the pathway and at your door
•Use light timers or photo-cells to turn on/off lights automatically
•Use infra-red motion sensor lights for the back door of townhouse apartments
Alarm Systems
Alarm systems definitely have a place in an apartment security plan and are effective, if used properly. The reason why alarms systems deter burglaries is because they increase the potential and fear of being captured and arrested by the police. The deterrent value comes from the alarm company lawn sign and from the alarm decals on the windows. Apartment burglars will usually bypass a unit with visible alarm decals and will look for another property without such a decal. Some people, with alarm systems, feel that these signs and decals are unsightly and will not display them. The risk here is that an uninformed burglar might break a window or door and grab a few quick items before the police can respond. Also, don't write your alarm passcode on or near the alarm keypad.
Alarm systems need to be properly installed and maintained. Alarms systems can monitor for fire as well as burglary for the same price. All systems should have an audible horn or bell to be effective in case someone does break in. However, these audible alarms should be programmed to reset automatically after one minute. The criminal will get the message and will be long gone without your neighbors having to listen to your alarm siren for hours, until it is switched off. If you use a central station to monitor your alarm, make sure your response call list is up to date. Burglar alarms, like car alarms, are generally ignored except for a brief glance. However, if you have established and nurtured your neighborhood watch buddy system, you will experience a genuine concern by your neighbor. It is not unusual to have a neighbor wait for the police, allow them inside for an inspection, and secure the residence. A good neighbor can also call friends or relatives for you, if pre-authorized by you.
•Alarm systems are effective deterrents with visible signage
•Alarm systems to be properly installed, programmed, and maintained
•Alarm systems need to have an audible horn or bell to be effective
•Alarm systems should automatically reset in one minute or less
•Make sure your alarm response call-list is up to date
•Instruct your neighbor how to respond to an alarm bell
Operation Identification
This is a program supported by most police agencies. They recommend that you engrave your drivers’ license number (not social security number) on televisions, stereos, computers, and small electronic appliances. They suggest this so they can identify and locate you if your stolen items are recovered. I suggest that you go way beyond this step.
I recommend that you photograph or videotape your home furnishings, electronic devices, and small appliances and make a list of the make, model, and serial numbers. You should keep this list in a safety deposit box or with a relative or neighbor for safe keeping. Beyond that I recommend that you photocopy important documents and the contents of your wallet annually. You will be thankful that you took these steps in case your home is ever destroyed by fire or flood, is ransacked, or if your wallet is lost or stolen.
•Identify your valuables by engraving your drivers’ license number (not your SSN)
•Photograph, video, or record the description and serial numbers of all valuables
•Photocopy the contents of your wallet annually and other important documents
•Store the copies off-site in a safe deposit box or with a relative or neighbor
...or is it? Are you really safe once your get apartment and lock your door? In an open society your apartment should be the sanctuary for you and your family. Your apartment is the only environment where you have control over who can get close to you or your family. Protecting your apartment and family from criminal intrusion should be high on your list of priorities. See my web page on Family Security Tips for more information on protecting your family from harm. See Apartment Security Advice for more original articles on Apartment Security. See also Home Invasion Survival Tips.
Burglary
By far, the most common threat to an apartment unit is burglary. Burglary, by definition, is a non-confrontational crime, but being victimized can leave a family feeling vulnerable and violated. To prevent a burglary, it is important to first gain an understanding of who commits them and why. The majority of apartment burglaries occur during the daytime when most people are away at work or at school. Burglaries also occur at night when there are obvious signs that no one is home. Most apartment burglars are young males looking for things that are small, expensive, and can easily be converted to cash. Items like cash, jewelry, guns, watches, laptop computers, and other small electronic devices are high on the list. Quick cash is needed for living expenses and drugs.
Statistics tell us that more than 30% of all apartment burglars gained access through an open door or window. Ordinary household tools like screwdrivers, channel-lock pliers, small pry bars, and small hammers are most often used by burglars. Although apartment burglaries may seem random in occurrence, they actually involve a selection process.
The burglar's selection process is simple. Choose an unoccupied apartment with the easiest access, the greatest amount of cover, and with the best escape routes. What follows is a list of suggestions to minimize your risk by making your home unattractive to potential burglars.
Doors and Locks
The first step is to "harden the target" or make your apartment more difficult to enter. Remember the burglar will simply bypass your apartment if it requires too much effort or requires more skill and tools than they possess. Most burglars enter via the front, back, or garage doors. Experienced burglars know that the garage door is usually the weakest followed by the back door. The garage and back doors also provide the most cover. Burglars also know to look inside your car for keys and other valuables so keep it locked, even inside your garage. Apartment managers should use solid core doors and high quality locks on exterior doors that will resist twisting, prying, and lock-picking attempts. A quality Grade-1 or Grade-2 deadbolt lock will have a beveled casing to inhibit the use of channel-lock pliers used for forced entry. A quality door knob-in-lock set will have a 'dead latch' mechanism to prevent slipping the lock with a shim or credit card.
•Use a solid core wood or metal door for all entrance points
•Doors should fit tightly into the door jamb
•Use a quality, heavy-duty, deadbolt lock with a one-inch bolt
•Use a quality, heavy-duty, door knob-in-lock set with a dead-latch mechanism
•Use a heavy-duty four-screw strike plate installed with 3-inch screws to penetrate into a wooden door frame
•Use a wide-angle 160° peephole mounted no higher than 58 inches
Forced Entry
The most common way used to force entry through a door with a wooden frame is simply to kick it open. The weakest point is almost always the strike plate that holds the latch or lock bolt in place followed by glass panels in doors. The average door strike plate is secured with only 1/2-inch screws set into the soft doorjamb molding. These lightweight moldings are often tacked on to the door frame and can be torn away with a firm kick. Because of this construction flaw, it makes sense to upgrade to a heavy-duty four-screw strike plate. They are available in most quality hardware stores and home improvement centers and are definitely worth the extra expense. Install this strike plate using 3-inch screws to cut deep into the door frame stud. This one step alone will deter or prevent most through-the-door forced entries. You and your family will sleep safer in the future.
Sliding Glass Doors
Sliding glass doors are usually installed at the rear of an apartment making them good candidates for entry by a burglar. In warm climates, an experienced burglar knows that sliding glass doors are often left standing open for ventilation or for pet access. Since they slide horizontally, it is important to have a secondary blocking device in place to prevent sliding the door fully open from the outside. This can be easily accomplished by inserting a wooden dowel or stick into the track thus preventing or limiting movement. Other blocking devices available are metal fold-down blocking devices called "charley bars" and various track-blockers that can be screwed down.
Sliding glass doors are notorious for failing to prevent a forced entry attempt especially in apartment buildings. This is because of the wear and tear and lack of maintenance they receive and due to the inadequate nature of many of the latching mechanisms. Sliding glass doors don’t have locks on them, only latches. The latches are made of aluminum and can become worn or out of adjustment. The most common methods used to force entry, aside from breaking the glass, is by prying the door near the latch or lifting the door off the track. The blocking devices described above solve half the equation. To prevent lifting, you need to keep the sliding door rollers in good condition and properly adjusted.
You can also install anti-lift devices such as a pin that extends through both the sliding and fixed portion of the door. There are also numerous locking and blocking devices available in any good quality hardware store that will prevent a sliding door from being lifted or forced horizontally. Place highly visible decals on the glass door near the latch mechanism that indicates that an alarm system, a dog, or block watch/operation identification is in place, if applicable. Apartment managers should be careful not to misrepresent that these devices are in place if they are not. Burglars dislike alarm systems and definitely big barking dogs.
•Use a secondary blocking device on all sliding glass doors
•Keep the latch mechanism in good condition and properly adjusted
•Keep sliding door rollers in good condition and properly adjusted
•Use anti-lift devices such as through-the-door pins
•Use highly visible alarm decals, beware of dog decals, or block watch decal, if applicable
Sliding Windows
Windows are left unlocked and open at a much higher rate than doors. An open window, visible from the street or alley, may be the sole reason for an apartment to be selected by a burglar. Ground floor windows are more susceptible to break-ins for obvious reasons. Upper floor windows become attractive if they can be accessed easily from a stairway, tree, fence, or by climbing on balconies. Windows have latches, not locks, and therefore should have secondary blocking devices to prevent sliding them open from the outside. Inexpensive wooden dowels and sticks work well for horizontal sliding windows and through-the-frame pins work well for vertical sliding windows.
For ventilation, block the window open no more than six inches and make sure you can't reach in from the outside and remove the blocking device. In sleeping rooms, these window blocking devices should be capable of being removed easily from the inside to comply with fire codes. Like sliding glass doors, anti-lift devices are necessary for ground level and accessible aluminum windows that slide horizontally. The least expensive and easiest method is to install screws half-way into the upper track of the movable glass panel to prevent it from being lifted out in the closed position. Place highly visible decals on the glass door near the latch mechanism that indicates that an alarm system, a dog, or block watch/operation identification system is in place, if applicable. Apartment managers should be careful not to misrepresent that these devices are in place if they are not.
•Secure all accessible windows with secondary blocking devices
•Block accessible windows open no more than 6 inches for ventilation
•Use anti-lift devises to prevent window from being lifted out
•Use crime prevention or alarm decals on accessible windows, if applicable
Be a Good Neighbor
Good neighbors should look out for each other. Get to know your neighbors on each side of your apartment and the three directly across from you. Invite them into your apartment, communicate often, and establish trust. Good neighbors will watch out for your apartment and vehicle when you are away, if you ask them. They can report suspicious activity to management, to the police, or to you while you are away. Between them, good neighbors can see to it that normal services continue in your absence by allowing authorized vendors to enter your apartment.
Good neighbors can pick up your mail, newspapers, handbills, and can inspect the inside of your apartment periodically to see that all is well. Allowing a neighbor or management to have a key solves the problem of hiding a key outside the door. Experienced burglars know to look for hidden keys in planter boxes, under doormats, and above the ledge. Requiring a service vendor to contact your neighbor to gain access will send the message that someone is watching. This neighborhood watch technique sets up what is called 'territoriality.' This means that your neighbors will take ownership and responsibility for what occurs in your mini-neighborhood. This concept works great in apartment communities. This practice helps deter burglaries and other crimes in a big way. Of course for this to work, you must reciprocate and offer the same services.
The biggest difficulty getting to this level of oversight is taking the first step. You can take it by calling your local crime prevention unit at the police department. Most police departments in large cities have neighborhood watch coordinators to help you set this up. You should invite your adjacent neighbors over to your home for coffee and begin the information exchange. You'll be amazed how the process runs on automatic from there.
•Get to know your adjacent apartment neighbors
•Invite them into your home and establish trust
•Agree to watch out for each other
•Do small tasks for each other to improve territoriality
•Return the favor and communicate often
Lighting
Interior lighting is necessary to show signs of occupancy inside a residence at night. Seeing a dark apartment night-after-night sends a message to burglars that you are away. Light-timers are inexpensive and can be found almost everywhere. They should be used on a daily basis, not just when you’re away. In this way you set up a routine that your neighbors can observe and will allow them to become suspicious when your normally lighted apartment becomes dark.
Typically, you want to use light-timers near the front and back windows with the curtains drawn. The pattern of them clicking on and off simulates actual occupancy. It is also comforting not to have to enter a dark residence. Timers can also be used to turn on the television or radio to simulate occupancy during the daytime. After dark, a bright television can be seen flickering through the curtains and gives the feeling that someone is home. Similarly, the radio or television can be heard through the door if turned on loud enough.
Exterior lighting is also very important. It becomes critical if you must park in a common area parking lot or underground garage and need to walk to your front door. The purpose of good lighting is to allow you to see if a threat or suspicious person is lurking in your path. If you can see a potential threat in advance then you at least have the choice and chance to avoid it. Exterior lighting needs to bright enough for you to see 100 feet and it helps if you can identify colors. Good lighting is definitely a deterrent to criminals because they don't want to be seen or identified. Apartment management needs to have a system in place to periodically inspect and replace lighting outages.
Another important area to be well-lighted is the perimeter of your apartment building especially at the entryway. Common area lighting on apartment properties should also be on a timer or photo-cell to turn on at dusk and turn off at dawn. Exterior lighting at the rear of an apartment are usually do not turn on automatically. They require you to turn on the light inside switch. The resident can choose to turn these lights on or off. A better idea is to install security lights that activate by infra-red motion sensor. They are relatively inexpensive ($25) and can easily replace an exterior porch light or side door light on townhouse style apartments with rear doors. The heat-motion sensor can be adjusted to detect body heat and can be programmed to reset after one minute. These infra-red security lights are suggested for apartments with patios and back doors.
•Use interior light timers to establish a pattern of occupancy
•Use timers to activate the radio or television while away
•Exterior lighting should allow 100 foot visibility
•Use good lighting along the pathway and at your door
•Use light timers or photo-cells to turn on/off lights automatically
•Use infra-red motion sensor lights for the back door of townhouse apartments
Alarm Systems
Alarm systems definitely have a place in an apartment security plan and are effective, if used properly. The reason why alarms systems deter burglaries is because they increase the potential and fear of being captured and arrested by the police. The deterrent value comes from the alarm company lawn sign and from the alarm decals on the windows. Apartment burglars will usually bypass a unit with visible alarm decals and will look for another property without such a decal. Some people, with alarm systems, feel that these signs and decals are unsightly and will not display them. The risk here is that an uninformed burglar might break a window or door and grab a few quick items before the police can respond. Also, don't write your alarm passcode on or near the alarm keypad.
Alarm systems need to be properly installed and maintained. Alarms systems can monitor for fire as well as burglary for the same price. All systems should have an audible horn or bell to be effective in case someone does break in. However, these audible alarms should be programmed to reset automatically after one minute. The criminal will get the message and will be long gone without your neighbors having to listen to your alarm siren for hours, until it is switched off. If you use a central station to monitor your alarm, make sure your response call list is up to date. Burglar alarms, like car alarms, are generally ignored except for a brief glance. However, if you have established and nurtured your neighborhood watch buddy system, you will experience a genuine concern by your neighbor. It is not unusual to have a neighbor wait for the police, allow them inside for an inspection, and secure the residence. A good neighbor can also call friends or relatives for you, if pre-authorized by you.
•Alarm systems are effective deterrents with visible signage
•Alarm systems to be properly installed, programmed, and maintained
•Alarm systems need to have an audible horn or bell to be effective
•Alarm systems should automatically reset in one minute or less
•Make sure your alarm response call-list is up to date
•Instruct your neighbor how to respond to an alarm bell
Operation Identification
This is a program supported by most police agencies. They recommend that you engrave your drivers’ license number (not social security number) on televisions, stereos, computers, and small electronic appliances. They suggest this so they can identify and locate you if your stolen items are recovered. I suggest that you go way beyond this step.
I recommend that you photograph or videotape your home furnishings, electronic devices, and small appliances and make a list of the make, model, and serial numbers. You should keep this list in a safety deposit box or with a relative or neighbor for safe keeping. Beyond that I recommend that you photocopy important documents and the contents of your wallet annually. You will be thankful that you took these steps in case your home is ever destroyed by fire or flood, is ransacked, or if your wallet is lost or stolen.
•Identify your valuables by engraving your drivers’ license number (not your SSN)
•Photograph, video, or record the description and serial numbers of all valuables
•Photocopy the contents of your wallet annually and other important documents
•Store the copies off-site in a safe deposit box or with a relative or neighbor
Apartment Security Is it Really Necessary?
Rental housing owners have asked me many times, “Why should I invest money for security on my property? It’s very expensive and besides, I’m a taxpayer, the police are supposed to provide this protection for me.”
The truth is that providing adequate security makes good business sense. A relatively crime-free property is good for business. In some markets there is fierce competition among property owners to keep occupancy rates high while still attracting that good resident. Good residents tend to abide by the law, pay the rent on time, sign long leases, make few demands on management, and maintain their apartments in better condition. All of these attributes generate greater net-operating-income for the property owner.
Good residents have options about where to live and are making judgments about personal safety before signing a lease. More than ever, landlords must make a greater effort to provide a reasonably safe living environment to attract and retain residents. Research shows that new residents are looking for housing that is conveniently located, clean, affordable, and safe. A property that satisfies these criteria will sign up more rental prospects, receive more renewals and referrals from current residents, have less turnover, fewer maintenance problems, and less management headaches.
Experienced property managers agree that a property with a truly integrated security plan will retain a higher percentage of good residents. Your best residents will move out of a property where crime and disturbances are tolerated by management. On high-crime properties, I always find a higher percentage of marginal residents living with constant fear of crime and contribute to the downward cycle of property deterioration. No one wants to live in such a hostile environment!
It might be the Law
One compelling reason why you should provide adequate security on rental housing property is that it might be the law. Many cities and states have enacted statutes, codes or ordinances that set forth minimum standards for rental housing safety. In many jurisdictions, landlords are required to fortify apartment access points by installing solid-core doors, deadbolt locks, or secondary security devices on windows. A few cities even set minimum criteria for exterior lighting and security patrols on troubled properties. A single violation of a municipal mandate could cause a fine to be levied or loss of occupancy permits, if not brought into compliance. Severe violations can bring criminal sanctions.
Another motivating factor for landlords is the fear of being sued in civil court for injuries caused by failing to provide adequate security. Since the mid-1980s there have been many high-profile premises liability lawsuits that focused on the issue of inadequate security for failing to provide adequate door and window locks, key control, lighting, security patrols, maintenance, and background screening for both employees and new residents. These high-profile cases allowed a microscopic examination of the security practices, or lack thereof, within the multi-family housing industry. Nationally syndicated radio and television talk shows and print media have published unflattering stories exposing dangerous apartment communities overrun by gangs and drug activity. This coverage gave all landlords a symbolic black-eye.
Today, news of multi-million dollar jury verdicts are no longer exceptional where property owners and managers are found negligent for failing to provide adequate security. These adverse jury verdicts have caused insurance rates to soar and resale value of some investment property to plummet. A surprising number of landlords were forced into bankruptcy and lost their investment.
The Wrong Approach
It is surprising to learn how many property owners and managers operate a large rental housing property without any real crime prevention training. After all, making a property reasonably safe is the responsibility of the landlord. Most managers attempt to learn on-the-job by making mistakes, wasting money, and risking injury to residents and other employees.
One consequence of feeble attempts to fight crime is that fear and distrust will increase among the residents. Without a doubt, unhappy residents will eventually move and will certainly not be the source of any new referrals. Fearful residents also become angry and blame the landlord for their substandard living conditions. As you might expect, angry residents make up a large class of plaintiffs that sue their property owner or property manager when they become victims of crime.
A common mistake that inexperienced property owners make is not implementing a comprehensive security plan. Instead they rely on a series of quick-fixes and temporary solutions like hiring a uniformed security patrol service every time there is a spike in crime just to make residents feel better. Security patrols work to some degree in the short-term, but without any other changes to the environment the crime problem will surely return within sixty-days when the security service is terminated. In the end, the quick-fix method is not cost-effective because it has to be repeated so often to the dismay of frustrated residents.
The Right Approach
Many landlords have not made a commitment to implement a comprehensive security plan for their property. The most common excuses I hear are that security services are unreliable and too expensive to implement fulltime. When I hear remarks like this I realize that the property manager has the wrong idea about how to incorporate security planning into the daily routine of property management.
Providing adequate security for rental housing is a learned process that attacks the very core of criminal activity and will not allow it to take root and grow on a property. A good security plan is designed to permanently integrate into the daily routine of property management. Once integrated, it is difficult for the untrained eye to identify the component parts of this security plan. By design, bad residents and criminal types will feel pressure from this plan. They will feel uncomfortable living or plying their anti-social trade in this highly attentive environment. So, how to I develop a security plan?
Ten-Step Apartment Security Plan
I have simplified the process and call it my Ten-Step Apartment Security Plan. Each component step is important and an integral part of the success of the overall plan. Successful completion of the first step lays the foundation and knowledge-base necessary for addressing the second. If you fail to implement a step, full benefit will not be realized. Because it is designed for long-term success there are no short-cuts or quick-fixes to this security plan.
Once fully implemented, the Ten-Step Apartment Security Plan is seamless to the overall operation. Crisis management due to frequent crime problems will become rare events. High resident turnover due to fear of crime will return to normal. Maintenance costs due to vandalism and unit abuse will be substantially reduced. Exposure to premises liability will be minimized. Occupancy levels will increase and stabilize at a desirable level. Best of all, income and expense budgeting will become more predictable as net operating income increases.
My Ten-Step Apartment Security Plan is outlined below:
•Step - 1: Make a Commitment
•Step - 2: Partnership with Law Enforcement
•Step - 3: Security Management Training
•Step - 4: Crime Risk Assessment
•Step - 5: Physical Security Solutions
•Step - 6: People Solutions
•Step - 7: Policy and Procedure Solutions
•Step - 8: Develop a Security Plan of Action
•Step - 9: Community Involvement
•Step-10: Maintain the Standards
The truth is that providing adequate security makes good business sense. A relatively crime-free property is good for business. In some markets there is fierce competition among property owners to keep occupancy rates high while still attracting that good resident. Good residents tend to abide by the law, pay the rent on time, sign long leases, make few demands on management, and maintain their apartments in better condition. All of these attributes generate greater net-operating-income for the property owner.
Good residents have options about where to live and are making judgments about personal safety before signing a lease. More than ever, landlords must make a greater effort to provide a reasonably safe living environment to attract and retain residents. Research shows that new residents are looking for housing that is conveniently located, clean, affordable, and safe. A property that satisfies these criteria will sign up more rental prospects, receive more renewals and referrals from current residents, have less turnover, fewer maintenance problems, and less management headaches.
Experienced property managers agree that a property with a truly integrated security plan will retain a higher percentage of good residents. Your best residents will move out of a property where crime and disturbances are tolerated by management. On high-crime properties, I always find a higher percentage of marginal residents living with constant fear of crime and contribute to the downward cycle of property deterioration. No one wants to live in such a hostile environment!
It might be the Law
One compelling reason why you should provide adequate security on rental housing property is that it might be the law. Many cities and states have enacted statutes, codes or ordinances that set forth minimum standards for rental housing safety. In many jurisdictions, landlords are required to fortify apartment access points by installing solid-core doors, deadbolt locks, or secondary security devices on windows. A few cities even set minimum criteria for exterior lighting and security patrols on troubled properties. A single violation of a municipal mandate could cause a fine to be levied or loss of occupancy permits, if not brought into compliance. Severe violations can bring criminal sanctions.
Another motivating factor for landlords is the fear of being sued in civil court for injuries caused by failing to provide adequate security. Since the mid-1980s there have been many high-profile premises liability lawsuits that focused on the issue of inadequate security for failing to provide adequate door and window locks, key control, lighting, security patrols, maintenance, and background screening for both employees and new residents. These high-profile cases allowed a microscopic examination of the security practices, or lack thereof, within the multi-family housing industry. Nationally syndicated radio and television talk shows and print media have published unflattering stories exposing dangerous apartment communities overrun by gangs and drug activity. This coverage gave all landlords a symbolic black-eye.
Today, news of multi-million dollar jury verdicts are no longer exceptional where property owners and managers are found negligent for failing to provide adequate security. These adverse jury verdicts have caused insurance rates to soar and resale value of some investment property to plummet. A surprising number of landlords were forced into bankruptcy and lost their investment.
The Wrong Approach
It is surprising to learn how many property owners and managers operate a large rental housing property without any real crime prevention training. After all, making a property reasonably safe is the responsibility of the landlord. Most managers attempt to learn on-the-job by making mistakes, wasting money, and risking injury to residents and other employees.
One consequence of feeble attempts to fight crime is that fear and distrust will increase among the residents. Without a doubt, unhappy residents will eventually move and will certainly not be the source of any new referrals. Fearful residents also become angry and blame the landlord for their substandard living conditions. As you might expect, angry residents make up a large class of plaintiffs that sue their property owner or property manager when they become victims of crime.
A common mistake that inexperienced property owners make is not implementing a comprehensive security plan. Instead they rely on a series of quick-fixes and temporary solutions like hiring a uniformed security patrol service every time there is a spike in crime just to make residents feel better. Security patrols work to some degree in the short-term, but without any other changes to the environment the crime problem will surely return within sixty-days when the security service is terminated. In the end, the quick-fix method is not cost-effective because it has to be repeated so often to the dismay of frustrated residents.
The Right Approach
Many landlords have not made a commitment to implement a comprehensive security plan for their property. The most common excuses I hear are that security services are unreliable and too expensive to implement fulltime. When I hear remarks like this I realize that the property manager has the wrong idea about how to incorporate security planning into the daily routine of property management.
Providing adequate security for rental housing is a learned process that attacks the very core of criminal activity and will not allow it to take root and grow on a property. A good security plan is designed to permanently integrate into the daily routine of property management. Once integrated, it is difficult for the untrained eye to identify the component parts of this security plan. By design, bad residents and criminal types will feel pressure from this plan. They will feel uncomfortable living or plying their anti-social trade in this highly attentive environment. So, how to I develop a security plan?
Ten-Step Apartment Security Plan
I have simplified the process and call it my Ten-Step Apartment Security Plan. Each component step is important and an integral part of the success of the overall plan. Successful completion of the first step lays the foundation and knowledge-base necessary for addressing the second. If you fail to implement a step, full benefit will not be realized. Because it is designed for long-term success there are no short-cuts or quick-fixes to this security plan.
Once fully implemented, the Ten-Step Apartment Security Plan is seamless to the overall operation. Crisis management due to frequent crime problems will become rare events. High resident turnover due to fear of crime will return to normal. Maintenance costs due to vandalism and unit abuse will be substantially reduced. Exposure to premises liability will be minimized. Occupancy levels will increase and stabilize at a desirable level. Best of all, income and expense budgeting will become more predictable as net operating income increases.
My Ten-Step Apartment Security Plan is outlined below:
•Step - 1: Make a Commitment
•Step - 2: Partnership with Law Enforcement
•Step - 3: Security Management Training
•Step - 4: Crime Risk Assessment
•Step - 5: Physical Security Solutions
•Step - 6: People Solutions
•Step - 7: Policy and Procedure Solutions
•Step - 8: Develop a Security Plan of Action
•Step - 9: Community Involvement
•Step-10: Maintain the Standards
Here are some basic rules to follow to maximize contract security guard productivity:
•Always read the fine print on the contract. You may be signing an indemnity clause in favor of the contract guard agency.
•Always ask for a copy of their guard company license, and evidence of insurance coverage.
•Request to be named as an "additionally insured" on their policy and indemnity from their negligent acts.
•Always attach the detailed post-orders and patrol instructions as a contract addendum.
•Always require that detailed written activity logs be submitted following the last patrol. Read them, act upon them, and file them for at least two years. Do not accept or pay for incomplete service.
•Always require, in writing, that the security guard agency properly equip their officers with a full uniform, a hand-held radio or cell phone, a notebook and pen, a flashlight, and a vehicle if necessary.
•Always require, in writing, that the contract agency will provide necessary background screening, and all training that is suitable for the site to be patrolled.
•Always supply the security guards with an emergency call list and telephone access.
•Always notify the residents how to the contact security guards when needed.
•Communicate often with the security guard supervisors to get higher quality and service.
•Do not settle or pay for poor performance or inappropriate behavior.
•Always ask for a copy of their guard company license, and evidence of insurance coverage.
•Request to be named as an "additionally insured" on their policy and indemnity from their negligent acts.
•Always attach the detailed post-orders and patrol instructions as a contract addendum.
•Always require that detailed written activity logs be submitted following the last patrol. Read them, act upon them, and file them for at least two years. Do not accept or pay for incomplete service.
•Always require, in writing, that the security guard agency properly equip their officers with a full uniform, a hand-held radio or cell phone, a notebook and pen, a flashlight, and a vehicle if necessary.
•Always require, in writing, that the contract agency will provide necessary background screening, and all training that is suitable for the site to be patrolled.
•Always supply the security guards with an emergency call list and telephone access.
•Always notify the residents how to the contact security guards when needed.
•Communicate often with the security guard supervisors to get higher quality and service.
•Do not settle or pay for poor performance or inappropriate behavior.
Background Checks
Another issue is one of background screening. Most uniformed contract security officers should have been screened at some level. Off-duty police officers, presumably, should have already been screened before being hired by their municipality. At minimum, job references and a basic criminal background should be checked on contract officers and non-police courtesy officers. You must inquire about this and require it of the guard company, in writing, as part of your contract to afford yourself greater liability protection.
If courtesy officers live on site, they should be qualified like any other resident including having verifiable job references and no felony criminal convictions. Yes, ex-felons need jobs too, but not working a security job at a residential property...too much liability. Most good applicants will have solid identifiable references, most bad applicants will not. Don't hire bad security applicants. The bottom line is: if you going to issue unit keys or master keys to a security guard or courtesy officer you better feel comfortable with them.
How to accurately check job references and criminal backgrounds is a constant source of complaint from property managers. It's not difficult, but access varies depending on where you live. The solution is to try, and to make a good faith effort. There are dozens of background screening services available and private investigators that perform this service at a reasonable rate. Look in the telephone directory or check with your local apartment association for referrals.
If courtesy officers live on site, they should be qualified like any other resident including having verifiable job references and no felony criminal convictions. Yes, ex-felons need jobs too, but not working a security job at a residential property...too much liability. Most good applicants will have solid identifiable references, most bad applicants will not. Don't hire bad security applicants. The bottom line is: if you going to issue unit keys or master keys to a security guard or courtesy officer you better feel comfortable with them.
How to accurately check job references and criminal backgrounds is a constant source of complaint from property managers. It's not difficult, but access varies depending on where you live. The solution is to try, and to make a good faith effort. There are dozens of background screening services available and private investigators that perform this service at a reasonable rate. Look in the telephone directory or check with your local apartment association for referrals.
Courtesy Officer vs. Security Guard
Is there a difference between a uniformed security guard and a courtesy officer on an apartment property? The name obviously...but their function is often identical. It seems that some apartment managers believe that calling a uniformed security guard a "courtesy officer" somehow reduces their exposure to civil liability. This belief can’t be farther from the truth. The old saying applies here, If it looks like a duck, quacks like at duck, and walks like a duck...it’s probably a duck. Call them what you will, but know that it's the security guard uniform and conduct that will define their true job function.
In practical terms, the primary difference between the two is that the contract security guard is employed by the contractor and not by you. The in-house courtesy officer is an employee of the property management company and usually lives on the premises. The courtesy officer may not be in traditional uniform and may only wear a logo shirt. There are advantages and disadvantages of both types. The biggest advantage of a courtesy officer over the contract worker is the ability to have them live on-site and get to know the property and residents better. Most carry a pager and can respond quickly. Many courtesy officers offer superior service and become very loyal to the property they protect.
Many courtesy officers are off-duty police officers, and with them come superior training and experience. However, don't assume that off-duty police officers know how to provide adequate security to an apartment property. Apartment security isn’t taught at the police academy. Also, remember that off-duty police officers may be tired and may not want to wear another uniform or do a lot of foot patrol. However, many courtesy officers are mere civilians and can have the disadvantage of a lack of professional security or police training. Obviously, the training problem can be overcome with a little effort.
In practical terms, the primary difference between the two is that the contract security guard is employed by the contractor and not by you. The in-house courtesy officer is an employee of the property management company and usually lives on the premises. The courtesy officer may not be in traditional uniform and may only wear a logo shirt. There are advantages and disadvantages of both types. The biggest advantage of a courtesy officer over the contract worker is the ability to have them live on-site and get to know the property and residents better. Most carry a pager and can respond quickly. Many courtesy officers offer superior service and become very loyal to the property they protect.
Many courtesy officers are off-duty police officers, and with them come superior training and experience. However, don't assume that off-duty police officers know how to provide adequate security to an apartment property. Apartment security isn’t taught at the police academy. Also, remember that off-duty police officers may be tired and may not want to wear another uniform or do a lot of foot patrol. However, many courtesy officers are mere civilians and can have the disadvantage of a lack of professional security or police training. Obviously, the training problem can be overcome with a little effort.
Security Services
Security is a primary concern in the fast growing world, where the measures of people's safety are of primary concern. This is because with the increasing economic growth the crime rate and the poverty rate are growing drastically, those people who are not able to survive or satisfy their needs are turning out to be criminals.
Security is nothing but safety of human's and human resources and for this a lawful factor is of primary concern. This law-obeying ruler is none other than the private security guards; they protect employers and other people from harmful acts by any strangers or any thieves.
Now our primary duty to be done is to hire out the officials who can do the duty efficiently and honestly. While doing these things the officers should not have concern for their lives and also for safety. They need to work out for long durations and be alert at all times.
So it's necessary that some of the rules and regulations be considered for hiring the security guards.
The criteria are phenomenal one small but rather big issues like;
What things are to be protected?
What is the level of protection to be desired?
Who is the concerned person, who can protect?
These following things are to be met while dealing with the security officer's recruitment to particular organizations. Some of the institutes are available for those who can train the people and offer better security solutions, and security guard services.
So the steps are to be followed in determining all those criteria mentioned above, like what needs to be protected and what is the guards' responsibility. Security Guards can be used for checkpoints where people and crowds enter and exit to ensure safety from fire, theft, and any other illegal activities.
Coming to the arms private area, the guards can be armed or unarmed depending upon the area of concern. Those areas, which need high security measures, like big military organizations and space centers need guards who are fully trained in arms usage. There we need few video cameras also for guarding the organization safely.
Armed guards are quite different in approach and training as of normal security guards. Normal security measures are required in the place of markets and small cabinet shopping malls.
The armed guards should be able to use the arms efficiently. The cost of maintaining them is also quite high compared to other unarmed guards.
Unarmed services are also provided by most of the institutes for simple public areas, which needs to be protected against thieving tendencies.
The reason why they are used is because danger does not come to say about itself, but it's known only when it comes.
The usage or armed guards is also an art by the organization to choose the best armed servicemen recruitment. These people have to be used in most restricted areas for the public.
Serving the needs of the economy is of primary concern to many governments. Their main concern in introducing efficient officials for performing all these acts therefore they set up good training for these guards to ensure safe and secure economy free threats from illegal masses.
Security is nothing but safety of human's and human resources and for this a lawful factor is of primary concern. This law-obeying ruler is none other than the private security guards; they protect employers and other people from harmful acts by any strangers or any thieves.
Now our primary duty to be done is to hire out the officials who can do the duty efficiently and honestly. While doing these things the officers should not have concern for their lives and also for safety. They need to work out for long durations and be alert at all times.
So it's necessary that some of the rules and regulations be considered for hiring the security guards.
The criteria are phenomenal one small but rather big issues like;
What things are to be protected?
What is the level of protection to be desired?
Who is the concerned person, who can protect?
These following things are to be met while dealing with the security officer's recruitment to particular organizations. Some of the institutes are available for those who can train the people and offer better security solutions, and security guard services.
So the steps are to be followed in determining all those criteria mentioned above, like what needs to be protected and what is the guards' responsibility. Security Guards can be used for checkpoints where people and crowds enter and exit to ensure safety from fire, theft, and any other illegal activities.
Coming to the arms private area, the guards can be armed or unarmed depending upon the area of concern. Those areas, which need high security measures, like big military organizations and space centers need guards who are fully trained in arms usage. There we need few video cameras also for guarding the organization safely.
Armed guards are quite different in approach and training as of normal security guards. Normal security measures are required in the place of markets and small cabinet shopping malls.
The armed guards should be able to use the arms efficiently. The cost of maintaining them is also quite high compared to other unarmed guards.
Unarmed services are also provided by most of the institutes for simple public areas, which needs to be protected against thieving tendencies.
The reason why they are used is because danger does not come to say about itself, but it's known only when it comes.
The usage or armed guards is also an art by the organization to choose the best armed servicemen recruitment. These people have to be used in most restricted areas for the public.
Serving the needs of the economy is of primary concern to many governments. Their main concern in introducing efficient officials for performing all these acts therefore they set up good training for these guards to ensure safe and secure economy free threats from illegal masses.
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