Security Systems

Whether the security system in a building consists of a card access system, a closed circuit television system, or biometric access, this is one system that needs to work perfectly every day. To maintain a security system properly, two considerations are very important—scheduled testing of the system and scheduled maintenance of the system. Testing and maintenance programs can minimize equipment failures, forecast impending operational problems, identify functional weaknesses, and help in future upgrades and improvements. Depending on the technical nature of the security system, contracting with a vendor to regularly service and repair the system may be necessary.

Since the terrorist attacks of September 11th, 2001, security experts have not been able to agree on the best approach to securing a building. For some, security has become a matter of obtaining terrorism insurance and trying to determine how to keep premiums affordable. For high-profile government and office buildings, significant changes in building reinforcements and access policies for tenants and visitors have been implemented to reduce the risk of terrorist acts.

Security is not a simple, one-size fits all proposition. An owner must consider the building location, the tenant mix, and insurance requirements. Tenants have to cope with security requirements and, sometimes, inconveniences.

Depending on the type, location, and size of the building, a property manager may be helped by talking with a security consulting firm. A security consulting firm can provide the following services:

• A physical risk assessment of the building and areas inside the building
• Perimeter control
• Access control
• Life safety issues
• Crisis management
• Evacuation protocol
• Emergency response planning
• Executive protection
• Business continuity

Security Guards

Security guards, also called security officers, protect industrial or commercial property against fire, theft, vandalism, and illegal entry. They protect and control entry to industrial, commercial, and, sometimes, residential property. The duties depend on the employer's needs. Duties may include operating and monitoring alarm and closed-circuit television systems, receiving visitors, and giving information. They may also take action in emergencies such as illness, safety hazards, or other unusual situations.

The property manager’s best option is to subcontract a security agency because it has the means to provide trained personnel and backups, guards are licensed, and the agency supervises its own personnel.

If an agency is not used, good candidates are people who have had previous military, police, or security guard experience. Security is serious business. A property manager must only hire security guards who have been thoroughly trained. Most states require that security guards be licensed or registered. Requirements vary by state. Guards who wear guns must have a firearms training certificate. That usually requires training in the legal use, handling, safety, and maintenance of deadly weapons.

Security guard applicants must be thoroughly screened. That includes checking the applicants' backgrounds, criminal records, and fingerprints. Applicants should be in good health and should not have committed any serious criminal offenses. The property manager should look for references who can speak positively about an applicant’s past work experiences and character. Applicants should be mentally alert, emotionally stable, and physically fit. Guards who will meet and work with the public should have good communication skills.

The Security Plan

Good security plans involve a combination of mechanical and human components.

The property manager must provide written instructions as to what the security guard is expected to do on the job—especially in the case of an emergency. The description should include the tasks that must be performed on each shift, usually known as “Post Orders.”

A list of telephone contact numbers must be available for the following:

• Police and fire emergency numbers
• The property manager
• The owner