|
Security Surveys by Private
Sector Security Consultants:
Some apartment complexes have employed professional security
consultants to conduct risk analyses/security surveys of their
properties. In most cases, these surveys are commonly known as
"walk throughs" and take only a few hours, if that. There
is generally about three hours off-premises work for every hour
spent at the apartment complex, but in most cases, the total time
involved will only run between four and twenty hours.
Reports are usually fairly detailed, pointing out exposure, and
containing recommendations as to how to limit these risks.
Additionally, they often include statistical crime data, community
standards comparisons, sources of supply, cost estimates and other
information of interest.
Pros and Cons of Security Survey by Private Sector Security
Consultant:
If a security survey by an independent consultant is being
contemplated, only those certified as a Certified Protection
Professional (CPP) should be considered. While others may be
well-qualified, the CPP certification is the only designation that
verifies credibility. Many services such as Loss Prevention
Concepts, Ltd. offer this service and costs will typically run from
about $1,500 to $5,000 for a small to mid sized complex.
If this option is selected over (or in addition to) the public
sector survey, basically the bottom line of what you will get for
your money is this: A fancier report.
On this type of basic project, there is really little real reason to
pay for outside assistance if the service is available from the
public sector. There are, of course, exceptions, and in some cases,
it may be cost effective for several complexes (or an apartment
management association) to employ a security consultant to survey
all of the facilities as a single reasonably-priced project.
In the event of a lawsuit, the fact that apartment management spent
the money to employ an outside specialist to conduct a professional
risk analysis, shows it was doing more than would be expected to
ensure the security of tenants and invitees. In other words, it
shows apartment management was acting exceptionally responsible and
significantly exceeding industry standards. (This, assuming
recommendations were followed.) Even this potential benefit,
however, is marginal in most cases.
Security Surveys by Apartment Management:
In some cases, apartment managers have some degree of security
training in their background, particularly those who have served in
the armed forces, and feel comfortable preparing a brief formal
security survey on their own. Others with no previous security
experience have conducted fundamental research in local libraries,
learned the basics and standards relating to their risk, and
conducted a security survey of their facility with no formal
training.
Pros and Cons of Security Surveys by Apartment Management:
Generally speaking, security surveys of apartment complexes are
relatively uncomplicated and there is no reason an apartment manager
with no security background whatsoever cannot do some basic research
and handle the project in house, using forms and check lists
available from qualified security sources. It is always a good idea
to retain the name of the source of any forms used for increased
long term credibility.
When public service assistance is unavailable, surveys conducted in
this manner by conscientious apartment managers can significantly
reduce risk to tenants and invitees. They can also prove valuable in
defending premises liability and loss control negligence suits; but
not to the same degree as a survey by an experienced
outsider--either public or private sector. Plaintiff attorneys tend
to stress economic considerations that might influence proprietary
management's security related recommendations.
It should also be noted here that apartment managers who conduct
such research and prepare a survey, tend to develop a higher level
of ongoing security awareness and are more prone to identify
deficiencies that may develop in the future. Often they will be able
to spot exposures they would not have otherwise recognized.
|
|
