Cluster without Fluster
Talking Sectional Security?

By Roy Zazeraj

Regular columnist Roy Zazeraj interviews security expert Colin Burke on security in Sectional Title complexes.

Roy: Colin, in your long experience, what are the main drivers of an effective security system in a sectional title complex?

Colin: Cost and commitment spring to mind. Firstly, and excuse the cliche, you get what you pay for. Some aspects of a good security infrastructure are just common sense and relatively inexpensive, others can be quite costly. The Bodies Corporate need to decide what they need, and then what they are prepared to pay for. In my experience, they generally want the best possible security, but the members don't want to pay for it. Natural in one sense, silly in another. Its a bit like insurance - it seems expensive, until you experience a big loss that is uninsured. Most of the security problems that members and tenants experience could have been avoided if the trustees had budgetted properly. Next is commitment. Commitment to getting good advice, using the system correctly and doing regular checks to see if its working. You can have the best equipment and written procedures, but if you don't use them as intended, they end up providing very little protection. Sometimes, complexes spend a lot of time and money setting up a system and then seem to get lulled into a false sense of security, once its installed. They believe they have done the necessary, and can now ignore it and get on with the rest of their lives. Maintaining a security system is forever.

Roy: How do you get everybody on board?

Colin: By keeping security firmly on the agenda of all meetings of the Body Corporate, whether formal or informal. Keeping and publicising statistics of security breaches, and attempted beaches, also helps. Most dramatic are actual stories of occupiers who got robbed, mugged, raped, whose units burned down etc. Not pleasant, but important to know about. When nothing serious has occurred for a while, people tend to get complacent and push security issues to the back of their minds - this is asking for trouble. One of the trustees should have the security portfolio as his or her sole responsibility, and preferably not a pensioner with limited physical mobility. In addition, a sub-committee of active eyes and ears is a good idea. They should meet regularly, whether security is good or not, and publicise their deliberations. Finally, a clear and simple set of security rules should be positioned in the complex for all to see. Copies must be sent to all occupiers (whether owners or tennants) with an explanation that the rules are for their safety and inviting suggestions for improvements. Then, of course, they must be enforced!

Roy: Assuming you don't have any system, where do you start?

Colin: The first and foremost consideration is access and egress control. Whether it is by uniformed security officers or remote control gates, this has to be the first point of security. I have worked with both and both have their problems, but without control at the entrance, you leave the complex open to all and sundry.

One of the main problems I see with security officers is that they get diverted into doing various chores for occupiers. I have seen these guys unloading shopping from cars, washing and polishing cars, helping move a piece of furniture etc. It should be explained to the occupiers (and enforced) that the officer is there solely for accesss control and dealing with emergencies. They are not there to act as your personal servant.

At the gates they must of course keep a record of ALL movements of people and vehicles. Tenants should always display valid discs and respect the duties of the officers. Visitors must be signed in and only allowed on the premises in the company of the tenant or another security officer. Ignoring or verbally abusing security officers , apart from being rude and unacceptable, compromises your system and should not be tolerated. It seems crazy to pay people to do a proper job and then get irritated when they do.

Roy: Are remote control gates effective?

Colin: I was getting to that. Remote control gates are fine, until they break down. Then they are normally just left open for anyone to come and go as they please. The correct procedure is to employ a security officer to control access/egress until the gates are fixed. The second problem is the number and control of remotes issued. This can be difficult, as gate remotes seem to get treated with less importance than TV remotes! They get passed around to friends, casual lovers, children, housesitters, babysitters, appliance servicemen, you name it. You have to remember that most of these people have far less interest in the security of your complex than you have.

Roy: What about the rest of the external perimeter?

Colin: Well, the perimeter wall must be high enough to deter burglars, whether opportunistic or professional. Preferably electrified on top, or with barbed adornments at least. Overhanging trees and shrubs need to be regularly cut to avoid touching the wall or fence. They provide a hiding place and a means to get over the obstruction. This seems obvious, but is often neglected and quick to spot when we do regular inspections. Any doors or gates in the perimeter must be locked at all times and the keys well controlled. The keys can land up in dubious hands or simply get misplaced for years, and then not available in an emergency.

If the complex is fortunate to have patrolling security officers then the uniformed presence is a bonus. Otherwise members of the Body Corporate must ensure that someone responsible checks the wall or fence at least once a day. They should look for defects, holes, bricks or rubble packed against it, unattended ladders, open gates etc. - anything that will help a crook to breach your perimeter.

Roy: What are the main internal security issues?.

Colin: Lets start with incoming vehicles. There should be two-way communication between the access gate and each apartment. In the case of remote control gates this is essential. Vehicles must be parked in the designated bays and not where drivers please - why do we have such a big problem with this in South Africa? Another problem is owners or tenants commandeering a visitor parking bay to store a friend's car while they travel overseas for two months, or for the old wreck they intend to fix up when they retire. Any car left in a visitor's bay for more than a day should require special permission or be towed away. Having said this, visitor's cars should be parked outside the gates or there must be adequate visitors parking - preferably in view of a security officer or in range of a CCTV camera.. If regular or periodic service providers are used (such as a garden service) occupiers should be notified of which days they are permitted on the premises and why they are there. Visible IDs should be worn by all such service providers. I mentioned CCTV. This can be costly, but it does have many advantages, especially in a large complex. Its presence can deter thieves and trespassers, help with early detection and crime prevention, provide taped evidence, even help with providing assistence to someone in need. It can also detect those occupiers who are transgressing the rules! Whether you have CCTV or not, pay attention to any stairwells. These are always a problem, especially at night and during school holidays. The lighting must be good and the stairs kept free from obstruction. There must be a clause in the rules that forbids children from playing on the stairs. Sorry kids. Units that are immediately adjacent to stairwells should have specially reinforced doors or added security. These are often the first to be burgled or wilfully damaged. ALL doors should have spy holes inserted - and occupiers should be encouraged to use them at all times. Finally, fire hoses and extinguishers must be kept in good order and inspected once a year by a licenced dealer.

Roy: Many thanks Colin. I know we have just touched on the many security issues to consider, but that's already a lot to get working on. Any parting comments?

Colin: Having experienced life in sectional title complexes, I know that it is up to the owners and tennants to get serious and show some grit when it comes to security issues. We often don't want to deal with unpleasant issues. For example, the impromptu late night party, that was not given permission, often results in the wrong people and behaviour on the premises. Noise, vandalism and even violence can follow. You don't deserve it, so don't allow it.

But most security issues can be dealt with by spending enough time, money and effort on prevention, way before anything gets out of hand.

Colin is the founder of Colin P. Burke & Associates, an independant Security Management and Investigation Services company. Colin served as a Metropolitan Police Detective at New Scotland Yard, before emigrating to South Africa. They consult to sectional title complexes, businesses and government. Their services include comprehensive security advice, regular checks on security practices, background checks on potential employees, tracing missing persons and close personal security. He can be contacted on 082 6906099 or at annecol@mweb.co.za