RC Miles, Global Director of Safety and Security at the AIDS Healthcare Foundation, addresses the security needs for low-income multifamily units.
The issue of chronic homelessness in the US continues to affect nearly every major urban area.
As of January 2024, the US Department of Housing and Urban Development reported that the overall homeless rate in the country stood at approximately 771,480 individuals, marking an 18% increase from the previous year.
The significant rise in the cost of single-family homes exacerbates this problem.
According to ConstructionCoverage.com, over the past five years, home prices have surged in various US cities with populations over 150,000.
For instance, Detroit’s home prices have increased by over 200%, while Tampa’s have risen by 175%.
In contrast, cities like Phoenix and Dallas have experienced more moderate increases of around 140%.
A commitment beyond normal commercial operations is essential for organizations that tackle this challenge.
This includes a willingness to assume greater risk and dedicate substantial resources.
For security professionals supporting or working within these organizations, developing a successful strategy amid the constraints often present is akin to trying to untangle the legendary Gordian knot, which has no clear beginning or end.
Nonetheless, by applying fundamental business principles and collaborating with key partners within the organization, we can help address one of the most challenging issues facing urban America today: safe and affordable low-income multifamily unit housing.
It is common for security to be viewed as an afterthought when an organization embarks on a major new multifamily project or operation.
Executives who are committed to innovative solutions aimed at benefiting society often approach these projects from a positive perspective and they may not see security as essential, even though it is important.
To effectively fulfill this role, security professionals must collaborate with various departments within the organization and understand their business needs.
A practical approach is to analyze crime rates for any property or location where a multifamily unit facility is planned.
Financial constraints often dictate how much can be spent and where purchases can be made.
Consequently, properties will likely be in high-crime areas, but the specific nature of the crimes and their levels may not be fully understood.
Providing hard data that contextualizes crime rates – considering both the types of crimes and their timing – will enhance your credibility with leadership.
This opens the door for you to help understand and provide solutions that will mitigate crime risks and improve the likelihood of the success of the project.
It is the core team that develops strategies, staffing structure, policies and procedures.
By being a part of the core team, you’re able to bake in security and make it part of the DNA of the organization.
Making security part of the normal operations will create a culture within the organization that is always conscious of the safety of its multifamily tenants, visitors and employees.
This mindset, especially when operating in high crime areas, is crucial.
Most security professionals feel comfortable writing policies and procedures, as this is often considered a key part of their expertise.
However, individuals who are experts in property management may have limited experience in developing such documents.
Many organizations addressing homelessness are often composed of individuals passionate about helping those in need, willing to dedicate long hours to their mission.
Nevertheless, creating effective policies and procedures can be complex and requires a different skillset that they may not possess.
As security professionals, we can provide valuable expertise in this area.
Our involvement can help ensure that policies and procedures are developed to meet the needs of the organization while protecting the privacy and safety of tenants and minimizing potential liability risks.
One way to contribute is by participating in a small committee or force dedicated to this task.
Additionally, by leveraging your project management skills, you can help the team ensure the policies are thoroughly reviewed by all key stakeholders and published in a timely manner.
This involvement allows us to play a crucial role in addressing a long-term issue and safeguarding the organization by reducing risks.
Providing security in a multifamily unit facility requires the implementation of comprehensive security policies, procedures and capabilities.
When such a facility is located in a high-crime area, the challenge becomes even greater.
Residents in these neighborhoods often have faced significant hardships and may be inherently suspicious of security measures.
Many have previously experienced inappropriate practices from security personnel, contributing to their wariness.
This combination of high crime and distrust necessitates security professionals should carefully consider how each aspect of the security process integrates to safeguard the property and its tenants while also respecting their privacy and freedom.
To begin effectively protecting tenants, implementing a thorough and effective background check process is essential.
In the US, it is standard practice for tenants to undergo background investigations to assess their suitability.
However, in low-income and affordable housing situations, this requirement needs to be approached with sensitivity.
There should be clear communication and agreement between leadership and the security team regarding what is considered acceptable or unacceptable in the background check process.
This determination will depend on the level of risk tolerance that the executives are willing to accept.
As a security professional, you must articulate the risks that pose the greatest threats to tenants, employees, visitors and property.
Utilizing the enterprise security risk management model, you can present options and ensure that they understand which risks they must accept and the mitigation plans to address them.
One effective risk management tool in multifamily units is the implementation of a modern access control system.
Frequently, organizations will purchase older buildings and invest significant funds renovating them to enhance their habitability while preserving the character and culture of urban areas.
These older buildings typically come with outdated lock and key systems.
By using modern access control systems that rely on fobs or access cards, the security of the facility can be significantly improved.
Each multifamily unit tenant is issued a fob or access card that allows them to enter the premises.
If a card is lost, it can be easily replaced and the old one can be deactivated.
In high-crime areas, this system is far superior to using access codes or traditional locks and keys, which can be shared or copied, respectively.
By employing modern access control systems, organizations can reduce the likelihood of trespassers and unauthorized personnel threatening or disrupting the lives of the tenants.
The next risk management method is to deploy a video management system.
In multifamily unit organizations, the landlord or property owner is generally responsible for the common areas, while the tenants are responsible for what happens within their specific units.
Therefore, landlords are entitled to, and some might argue obligated to, ensure that the common areas are as safe as reasonably possible given the environment.
Common areas such as hallways, lobbies, recreation rooms and parking lots should be equipped with an effective video management system that captures and stores video footage.
A good rule of thumb is to ensure that 90% of all common areas are monitored by some type of video management system, excluding locations where there is a reasonable expectation of privacy, such as locker rooms and restrooms.
Although there are no industry standards regarding the storage of video footage, it is advisable to retain all recorded information for a minimum of 60 days.
If an incident occurs that warrants attention, all relevant video footage should be downloaded and stored in a separate file, clearly labeled for reference.
The final component of our security strategy is the deployment of security officers.
As previously discussed regarding video management systems, many of your tenants may be suspicious of security personnel due to past negative interactions with others outside your organization.
The selection, training and supervision of security guards in multifamily low-income and affordable housing units require constant attention.
Security officers in multifamily units should receive training focused on policies and procedures, prioritizing this over other requirements.
A key area of importance is training in de-escalation techniques, as security officers may need to use these skills multiple times throughout the day.
They represent the organization after hours, which is when they are most likely to encounter policy violations or legal issues.
Those responsible for supervising security officers should be experts in de-escalation and be well-versed in how to effectively apply policies and procedures.
Supervisors must be available and capable of responding to critical situations promptly.
Additionally, security supervisors should be familiar with interacting with law enforcement and operating the video management system to provide evidence when necessary.
The ability of the security team to enforce policies and procedures professionally will significantly influence the outcomes of any investigations or legal matters that may arise.
Addressing the issue of homelessness and low-income affordability in many urban areas of the US can feel like an overwhelming challenge.
Many people believe that it cannot be solved.
The solutions to these complex problems are beyond the scope of this article.
However, if you are a security professional working in multifamily units – whether in a commercial capacity or for a nonprofit – you can play a vital role in providing solutions that may determine the success or failure of a project.
By using your knowledge of risk management and methods for mitigating those risks, you can be an asset to business leaders as they strive to fulfill a worthy mission that benefits all.
This article was originally published in the May edition of Security Journal Americas. To read your FREE digital edition, click here.