Association Security: Expectations vs. Budgeted Services

By Karel Costa-Armas, CMCA, AMS, PCAM

When suspicious or criminal activity occurs in an association, many residents want to know why their security service did not perform to their expected standard.

However, since just about every homeowner has different expectations regarding security services, those paying for the services must revert to the service contract with the security provider and understand the outlined and contracted scope of work.

Association Residents Expect Higher Security

Most residents living in an association with a barrier or buffer, such as a gate or front desk staff, expect an increased level of security. While living in an association comes with many rules to follow and standards to be maintained, the level of service when it comes to security is expected to be more than in the usual neighborhood.

Condominium residents especially expect to be notified of guests or vendors arriving to meet with them. In gated communities, the security guards or remotely monitored access systems serve to admit only authorized guests.

What Should Your Community Expect Regarding Security Services?

Budget Considerations

Take a good look at your budget. What are you budgeting for? Are you paying a decent hourly rate for a good security company with sharp employees? Or are you paying the minimum amount and expecting high-level service?

The job market is tougher than ever, and wages have increased by at least 30% for positions in janitorial and security services. In 2020, companies were paying a decent security guard $12 per hour (in metropolitan areas of Florida). The 2023 new minimum standard is $19/hr.

You should expect this line item in your budget to increase by 30% or more in the years to come.

The Work Environment

Evaluate the physical grounds and resources of your association from a security standpoint.

• Is your front desk, gatehouse, or workplace attractive and equipped with the proper security resources? If the workplace is dingy and falling apart, it will not attract quality security employees who want to remain working there. The turnover will drive the board and management crazy.
• Do you have a good camera (CCTV) system in place? Can multiple areas be monitored simultaneously? Can you pull the recording of an event? Is your manager or board trained to view the camera footage and download video evidence?

Adequate Training

Local law enforcement resources and the professionalism of your security staff play a vital role in protecting your association or condominium.

Your security staff must be trained well enough to know when to call the police department. Security officers are not usually trained to engage in violent situations or enforce criminal activity. They should be prepared to:

• witness situations
• prevent what they can
• document incidents
• assist law enforcement in the gathering of information on serious situations

Extra Security Hires

If you live in a high-crime area or a high-profile area with lots of foot traffic and the potential for active nightlife, consider hiring off-duty police officers.

This need not be a 24/7 position, but the presence should be frequent enough that the potential bad guys regularly see a police car outside the property. Many times, bad guys will not be deterred by security officers. Local law enforcement may need to be present, even if it is an off-duty/extra-duty officer.

Budget for this supplemental security. Determine how many days and hours per year will be committed to this service and budget these details. Having worked as a police officer myself, I would recommend you schedule this far in advance so the coordinator at the police department can schedule off-duty officers well ahead of time.

Look at The Total Picture

There are more factors to consider when planning for a proper level of expected security service, including vendor reputation, professionalism, details of post orders, adequate insurance, etc.  Keep all of these in mind when determining your association’s security needs.

Karel Costa-Armas, CMCA, AMS, PCAM | Expert Consultant for Condominium Association

www.HomeownerAssociationConsulting.com, www.CondoDetective.com