Reducing risk by securing vacant property

As the construction industry continues to flourish post-recession, demand for construction site security looks set to rise. Matthew Grimley of the British Security Industry Association – the trade body representing the UK’s private security industry – discusses the importance of securing buildings throughout the first and second fix stages.

Construction sites by their very nature are vulnerable to security breaches which can lead to the loss of valuable equipment and materials, damage to existing work and costly delays. Furthermore, security breaches can also expose personnel working on-site to increased safety risks which could lead to injury.

The rising value of metals such as copper has led to an epidemic of thefts in recent years as thieves seize the opportunity to steal copper fittings, fixtures and wiring to turn a quick profit. Therefore, construction sites become particularly vulnerable between the first and second fixes if they are left unsecured. In addition, there is an increased risk to safety if electrical wiring is tampered with for their copper content.

Another increasing risk – especially in the capital where housing stock remains low – is that of squatters moving in. Squatters, who can cause lengthy delays to the building process also often cause large amounts of damage and vandalism to the building. In addition, owners and managers of vacant property have a ‘duty of care’ to anyone entering the building, whether authorised to do so or not. The law remains fairly open to interpretation when it comes to squatting, in that squatting in a residential building is illegal, but isn’t in itself a crime to squat in non-residential buildings or land. It’s usually a crime not to leave property when instructed to do so by the owner, the police, the council or by a repossession order, however the process of removing squatters can become time consuming and a legal nightmare.

This is where the services of a vacant property protection company should be considered to ensure that projects are completed on time and within budget.

Traditionally, as the name suggests, vacant property protection companies protect buildings which are at a heightened risk of criminal attack due to a change in its occupancy. The security solutions that vacant property protection companies can provide lend themselves perfectly to the protection of construction sites that are nearing completion.

There are a number of solutions available to protect vacant property including physical security measures such as steel security screens, doors and fencing; employing security guards to patrol the property whilst it is vacant; and electronic security measures such as intruder alarm systems and CCTV. Taking a holistic approach to security by utilising a combination of security measures will provide the most effective protection for vacant property.

Indeed, thanks to technological advancement, the use of technology in the vacant property protection market has developed significantly. The advances in wireless communications and alternative sources of power have allowed the implementation of monitored intruder alarms, video verification and CCTV in most environments. Many security companies operating in the vacant property protection sector now offer rapidly-deployable visually verified alarm systems. As soon as movement is detected, the alarm is triggered and the system automatically records footage which can be immediately monitored by trained operators in an Alarm Receiving Centre. Usually, operators will have agreed protocols with the site manager as to how alarm activations are dealt with such as alerting the police or contacting a designated key holder. The reliability of these systems is now better than ever thanks to the development of new technology, methodology and standards within the private security industry. The introduction of Unique Reference Numbers (URNs) has also revolutionised the way that police respond to alarm activations. In the past two decades, the number of false alarm activations generated by security alarm systems has reduced dramatically, from an average of 1.36 per system per year in 1995 to 0.10 per system per year in 2013. Police are now more likely than ever to respond to a genuine alarm, and more likely to catch criminals in the act when they do. As well as helping the police to catch criminals, a well-positioned alarm will also act as an effective deterrent to would-be criminals.

Another security solution that is becoming increasingly common in the protection of vacant property is CCTV surveillance cameras which can be rapidly deployed in most environments on a permanent or temporary basis. CCTV cameras are well renowned for their effectiveness in helping the police to catch criminals; evidence gathered using CCTV cameras is one of the most successful ways of securing convictions in court. Criminals are much more likely to plead guilty when faced with the undeniable evidence of being caught on camera. CCTV cameras also have the added benefit of being a proven deterrent to criminals, the placement of cameras alongside visible signage can prevent criminal activity for fear of evidence being recorded on camera.

Protecting vacant property, or property that is in the process of being constructed, can help to reduce the risk of vandalism, theft and squatting and should be taken into consideration to ensure that projects are completed on time and within budget.

As with all security products and services, quality should be the most important factor when it comes to procurement. The BSIA’s Vacant Property Protection Section comprises of a number of industry leading companies who can advise on the best methods of securing vacant property and can provide a wide range of solutions that fit the needs of each individual site.

The section has also published a number of guides for property owners and managers to help them understand the key considerations which should be accounted for when property is left vacant for any period of time.

For more information about protecting vacant property, or to find a reliable security company near you, please visit: www.bsia.co.uk

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