Apartment Security
Crime Free Multi Housing Program

We conduct security assessments for apartment complexes, condos, town homes, high rises, and time share property because they all have one thing in common: a target rich environment. (Click here for Houston, Texas)

 The premises liability exposure to tenants, visitors, or employees is staggering given the nature of the high concentration of people.  Property managers and owners truly hold their futures in their own hands when it comes to security.  The word "security" is one that would seem to be avoided at all costs because of apartment management's concern about the implied meaning.  The truth is that security measures are already in place and acknowledging that appropriately goes a long way towards enhancing the conditions of a property and mitigating liability exposure. 

Liability

Personal injury cases alleging inadequate security abound in the apartment community industry.  As an expert witness, I am often called to review events leading up to the criminal incident for which a property is being sued.  This knowledge is critical when creating security programs for properties.  In general, properties come under fire when prior criminal activity of the type causing the litigation has occured.  While all crime cannot be prevented, the area of scrutiny will be what the property did after crime, usually violent crime, occurred.  Here are some general tips that will enhance the likelihood of a positive outcome in litigation:

• Be consistent in the manner and method crime is documented.  It is an operational decision as to how and when crime is acknowledged but be certain that your policy is being followed.
• Crime prevention reminders are a great way of reducing opportunity.  Car burglaries happen when valuables are left in plain sight.  Remind your tenants frequently.  Be consistent in how tenants are notified of criminal activity.
• If you have "courtesy officers" have safety awareness meetings for tenants to discuss tips, activity, and for feed back.
• Be proactive.  Consider that the majority of crime comes to you.  Seek out resources that can keep you abreast of crime trends around you.  Look for online resources from local law enforcement.

CPTED
Crime Prevention Through Environmental Design

The Crime Free Multi Housing Program employs the methodology called CPTED or Crime Prevention Through Environmental Design.  It simply means:

CPTED is comprised of three components:

• Natural Surveillance
• Natural Access Control
• Territoriality

The use of the above to increase the safety and security of any property is through the optimization of the given surroundings.  Here are some general concepts associated with the above:

• Natural Surveillance:  How well can a person see their surroundings?  Visibility is a key component that allows a person to have an unobstructed view around them.  This is usually accomplished by keeping shrubs and other landscaping from getting too high.  Bushes should not be more than 4 feet tall.
• Natural Access Control:  Think of this in terms of a grocery store layout.  The displays and fixtures tend to point you in a particular direction.  Ensuring that paths are well defined and that lighting is brightest at the focal points of the path.  This is important for two reasons: It obviously it assists a person in getting where they are going but it also allows immediate observation of a person who deviates from that path who may be planning criminal activity.  Defining paths can be accomplished through landscaping, decorative fencing, and lighting.  This concept can also be used to prevent people from going into "restricted" areas.  While they could certainly go through or over a four foot tall hedge, your liability may be reduced because of the person's total disregard of the barrier.
• Territoriality:  Territoriality is the use of physical attributes that express ownership such as fences, signage, landscaping, lighting, pavement designs, etc.
  
  This design concept is directed primarily at decreasing the opportunity for criminal activity by denying access to crime targets and creating a perception of risk for offenders. People are physically guided through a space by the strategic design of streets, sidewalks, building entrances, landscaping and gateways. Design elements are also useful tools to clearly indicate public routes and discourage access to private areas.
  
  This design concept also creates or extends a sphere of influence. People take more interest in something they own or when they feel intrinsically involved. Therefore, the environment should be designed to clearly delineate private spaces.

To read about the use of Courtesy Officers for apartment security click here.

The Texas Apartment Association's Crime Awareness Guide is an excellent and comprehensive guide and recommendations that could be applied in any state.