Don't abandon Your Commercial Buildings

In a recent article, authored by a consultant who specializes in the sales and acquisitions of security companies, there was a reference to security guards hired to protect the empty buildings of down-sized companies.I recall that during the last recession in the early 90s, Select Patrol provided service for several empty buildings around the San Gabriel Valley. So many, in fact, that at one point we had considered a dedicated route just to handle the "Ghost Towns" as we called them.

There were a mix of properties that we serviced at that time; an industrial plant in Monrovia, two side by side warehouse structures not far away, and a complete business park nestled in the foothills of Pasadena. While some of these structures were slated for demolition and re-development, others faced an uncertain future. At the point where we had been brought in by property managers, many of these properties had already begun to suffer the effects of long-term neglect and abandonment. Interior water leaks, homeless camps and overgrown vegetation had taken their tolls on these once viable commercial buildings.

My point is that regardless of whether or not a building or complex is scheduled for demolition, the problems caused by neglect could have been either largely mitigated or avoided altogether if the properties had even a minimal amount of maintenance.

For example, a landscaping crew, even on a monthly basis, not only serves the purpose of maintaining the lawns and parkways, the presence of a work crew sends a clear signal the property has not been abandoned. Routine inspections by engineering staff can remedy broken windows, and paint out graffiti; The universal "Vacancy" sign for the homeless.

By taking a few of these measures, property managers can do much to not only preserve their buildings, but also greatly minimize liability risk , and nuisance complaints from the community.

East Side Hospitality Association Highlights Cooporation Between City and Taverns

Since its formation in late 2007, East Side Hospitality has forged a unique relationship between neighborhood prosecutor and tavern owners in North East Los Angeles.

Its 2:ooPM Tuesday, as Donna Wong calls to order the fall meeting of the East Side Hospitality Association, a loose confederation of bars and nightclubs from East Hollywood, Silver Lake and Echo Park. Wong, a deputy city attorney who serves as the Neighborhood Prosecutor from the LAPD's North East Division, is the group's founder and chairwoman. This is the fourth meeting of East Side Hospitality this year. This afternoon, the meeting is held on the dance floor of The Echo nightclub in Echo Park.

She stands at the front of a mostly male audience made up of bar managers, doormen , and bouncers. There is food, soft drinks and handouts to go around. The theme of today's gathering is bar and nightclub security. A nuts and bolts presentation of how to's and don'ts co-presented by Wong and veteran Rampart senior lead officer Louis Ford . She speaks not as a lecturer , but as Donna, a friendly and informative guide to city departments and officials relevant to the proprietors of LA's nightlife.The message of today's presentation is simple and to the point; it is in every one's best interest to turn away unruly patrons peacefully than rather than by trading punches. As Donna explains, " We, (in the City Attorney's Office), will have a much more difficult time filing against the guy who starts trouble in your club if he turns up with a black eye." Its a message that her audience listens to carefully.

In the previous three meetings of East Side Hospitality, Donna Wong has facilitated get togethers between city officials and tavern owners at venues such as the Echo, in the early afternoons before opening time. The meetings are designed to give business people the opportunity to ask questions and to develop strategies to help avoid endemic problems such as noise complaints from neighbors.

In regard to the noise issue itself, Donna Wong observed at the August meeting, that outdoor patio seating is often the "Achilles Heel" of restaurateurs especially if the area had not been disclosed as part of the initial permit approval process.
The best advice is sometimes served with lunch.

For more information about the East Side Hospitality Association please contact Donna Wong at 213.847.8045 or donna.wong@lacity.org

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Saving Money on Security Costs in Tough Economy

There is a widely held perception that hard economic times are a signal for property managers and facilities directors to beef up security officer coverage. Higher unemployment is often a factor associated with a higher rate of crime. However,the simple truth is that during periods of recession, property management must come to terms with smaller operating budgets. Costs must be cut from all accounts, and security services are not immune from the budget axe. For example, a business park that suffers the loss of a single major tenant, or a string of smaller businesses will likely have to cut back on the 24 hour on-site security officer, and focus on the after-hours coverage exclusively. The same scenario may be applied to office buildings, condominiums and apartment complexes. The bottom line is this; loss of revenue will bring about tough budget decisions.
One option that has steadily gained momentum in recent years is vehicle patrol. To those not familiar with the concept, patrol is intermittent visits to a property by a uniformed security officer in a boldly marked patrol vehicle. Commercial property patrol is not simply drive-by protection . The officers often duplicate the duties of the stationary guard; locking doors and closing gates at specific times, and walking common areas to detect unusual activity.
Since 2001, we have altogether replaced thousands of monthly billable guard hours at office centers, apartment buildings, schools and retail stores. More recently, we introduced the service to a large senior living complex.
Much of the rise in our vehicle patrol business is due to technological advances in video surveillance systems, lighting and access control. Whereas in the past, it was the security officer on the graveyard shift who kept watch, and answered the door when visitors arrived ; the scene is now monitored remotely by either facility directors or even principals in their homes, and code access determines who may be allowed in at any time. Vehicle patrol is the intermediary step between the all night security officer and technology.
Now, this is not to dismiss the concept of the standing or static security officers. There are circumstances when only on-site coverage will do. The common scenarios include hospitals, sporting events, shopping centers and business improvement districts. These are environments where a certain level of safety and security is anticipated and where access and activity must be acutely monitored. Another instance would be the traditional fire watch detail where an officer is required to conduct patrols of a location at regularly scheduled intervals. This is usually occurs in apartment complexes when the fire sprinkler system is out, or is undergoing maintenance.
It is my belief that both static security and vehicle patrol will continue to grow well into this century.