Condo Security: Preventing theft, vandalism and break-ins

4 minutes

Condominium buildings are prime targets for criminals. The constant traffic of residents, visitors and deliveries, which makes access management quite tedious, increases the risks. A break-in or act of vandalism can result in property damage, increase your insurance premiums and make your residents feel unsafe.

As a property manager, you have a role to play in implementing simple, concrete solutions and fostering a culture of prevention. Being proactive makes all the difference.

Is your building a security risk... without you realizing it?

All visitors are required to use the entry phone system (sometimes referred to as the buzzer). Problem solved, right? Not really!

This system may deter some would-be thieves, but not all of them. Unlocked windows. Open garage doors. Letting someone into the building without asking why they are there. It's the little things that lead to big problems.

Even with an intercom system, vigilance is key. Every point of entry counts: main door, garage, balcony, window, etc.

What emboldens criminals?

Some condo units are more at risk of theft than others, especially those:

  • on the ground or first floor
  • at the rear of the building
  • that are left empty for long periods of time

Moreover, condominium buildings are not all created equal because some:

  • lack surveillance systems
  • have rudimentary security systems, such as padlocks
  • lack adequate lighting in common areas, which provides hiding places for thieves
  • have multiple entrances, meandering hallways and dark corners

Secure the entrances to your building

Securing the building's entrances with electronic and/or mechanical key locks is essential.

Is your building’s access control system outdated? Upgrade to a video intercom, which allows you to see who is at the door. This will reduce the risk of unauthorized access and increase owners’ sense of security.

Install surveillance cameras in key areas such as doors, stairwells, elevators. Good lighting, both inside and outside, discourages intruders.

Monitor comings and goings. Provide temporary access codes to visitors. Use an intercom or badge system. This will limit access without hindering the flow of traffic.

Prevent vandalism

Protect common areas and parking lots. Keep private areas under lock and key. Install fences and gates to restrict unauthorized access to the premises.

Once again, focus on lighting, especially in dark corners, entrances, exits and areas with poor lines of sight. Add signs indicating the presence of surveillance cameras. These should help prevent malicious acts.

Know your neighbours. Work with local authorities and report incidents promptly. A vigilant community acts as a safety net. Let’s help each other out.

Safety is everyone's business

Vigilance is a team effort. Encourage residents to report suspicious activities immediately. A simple call or text message can avoid many problems.

Remind people to:

  • Not let strangers into the building
  • Lock their windows and balcony doors, even on upper floors
  • Make sure the garage door closes completely before leaving
  • Never share their entry code, even with delivery personnel
  • Write only the owners’ last name on the mailbox and intercom

These simple steps will protect the entire building.

Consider forming a security committee whose goal is to issue reminders and pass on information. An engaged community creates a safer living space.

Is this covered by the condominium association's insurance?

In general, theft and vandalism protection is included in the condominium association’s insurance policy. It covers:

  • the building, including common areas (lobby, stairwells, parking) and private areas (units belonging to residents)
  • property and furniture belonging to the association

As for condo owners, they must take out condo insurance to protect their property and any improvements made to their unit. Their policy must also include civil liability coverage in case of negligence, including claims that are not covered by the association's insurance policy. This could be used to pay the deductible or compensate insufficient insurance amounts.

Despite having civil liability coverage, residents must apply basic safety measures as well as those imposed by the condo association.

Which insurance should pay?

Four times this year, the condominium building where Akim lives has been the target of theft. Surveillance camera footage reveals that the thieves managed to gain access through a door that Akim often leaves unlocked.

Could the condo association deem Akim negligent?

The answer is yes. Akim's civil liability insurance may have to pay for what is not covered by the association's insurance policy.

Protect more than just the building

Preventing theft and vandalism also means preserving the peace of mind, trust and safety of residents.

By taking simple, effective measures, you can help create a safer living environment for everyone.