Does your condominium corporation need security? Like many things, it depends. In this guide we’ll discuss some factors to consider when deciding your security needs. But first, let’s examine some background information.
A condominium corporation exists to allow owners to manage the shared assets of the corporation. This includes elevators, parking lots, and dozens of other systems. But it also includes the ability for the corporation to pay for special projects and other line items that are of interest to the community of owners.
The Board of Directors, when considering increasing security services at the corporation, usually (and rightly) considers the impact to common element fees that hiring security services would have. However, they often mistakenly assume that all owners are against fee increases no matter the reason. Though this is the case with some owners, the majority of owners want to make sure that the fees they are paying go towards important and valued items. Some boards fail to recognize this and don’t spend on something that would be welcomed by the owners.
The key here for both a manager and a board is to have an accurate sense of the opinion of the owners. The primary method for this to occur is usually through feedback or questions asked at an Annual General Meeting (AGM). However, it can also include notes owners sent to the manager and conversations in hallways and common elements. When necessary it can also include owner polling, surveys, or similar opinion gathering methods.
Polls and surveys can be tricky to administer, and there are questions of proper survey design and owner confidentiality to be discussed. If you have questions – feel free to get in touch with us!
Does Your Condominium Corporation Need Security?
Now that we’ve established that the Board of Directors can include this as an expenditure of the corporation, we can turn towards discussing need. Clearly, if the owners or tenants are requesting security, there is a need. But there are other things to consider:
Is there crime in the neighbourhood?
Are there instances of undesirable characters in or around the building?
Are there instances of break ins, assaults, or theft in the building or in the area?
Are there enforcement challenges, such as littering or damages to common elements?
Are there already a lot of after-hours calls for items such as lockouts, or other service requests?
If the answer to one or more of these questions is yes, the owners and board may have some valid reasons for entertaining security options!
Security Options
Security can run the gamut from quick security patrol drop-ins on weekends to full 24/7 coverage, 365 days a year. The costs vary accordingly. The exact size and nature of the corporation and the owners/tenants will determine which option is right for your corporation. Full coverage is standard in large, downtown corporations in excess of 200 units, while smaller unit counts in more rural areas would likely have weekend patrols, or perhaps nothing at all. In any case, most urban areas are well served by security contractors, and there are plenty of options to choose from.
Written by Michael Trendota*, RCM
President of Alwington Communities
Michael is a property management professional with experience operating a diverse set of buildings, including high-rise, low-rise, and townhouse-style. His passion is bringing neighbors together to build exciting and vibrant communities. Michael draws from his own condo board member experience to advise board members on the opportunities and challenges facing their communities. Michael holds a Masters of Business Administration from Queen’s University and is a Certified Property Manager.
* Though written by a qualified and experienced Condominium Manager, this article is not intended as legal advice. Please consult your own experts for advice.
