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Looking for advice: I am working with a nonprofit affordable housing company and one of the properties is in a high crime neighborhood in a small town of less than 10,000 people. The building has 24 units and has become a magnet for both homeless and addicts looking for a warm hallway to hang out and or sleep in. The property has limited money to spend, but obviously we can’t create a dangerous situation for the current tenants. I am... Show more

Brent Williams

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Allie Gartside Second what Frances said. You adjust the budget in other places and owners need to understand that sometimes they need to open up their pockets a bit more.
At the end of the day you have a problem that you are aware of and while attempting to take care of it, it’s not stopping the issue. This is a liability issue and gonna cost you ALOT more if you get sued over it.
You need security patrol. No cameras, gates or fobs are going to stop the homeless or criminals from getting in.
I’m in a relatively safe area but gets hit a lot for burglary in our garages and common areas. Fobs have not stopped the break in. A courtesy patrol that shows up once a night also hasn’t stopped them.
An armed guard or person who is physically there, is what stops them AND leaves the residents feeling safe by the security’s presence.
You don’t likely need 24/7 security but after hours for sure. Then make sure your guards switch up their patrol patterns. I’ve experienced homeless just lying in wait, figuring... Show more

Second what Frances said. You adjust the budget in other places and owners need to understand that sometimes they need to open up their pockets a bit more.
At the end of the day you have a problem that you are aware of and while attempting to take care of it, it’s not stopping the issue. This is a liability issue and gonna cost you ALOT more if you get sued over it.
You need security patrol. No cameras, gates or fobs are going to stop the homeless or criminals from getting in.
I’m in a relatively safe area but gets hit a lot for burglary in our garages and common areas. Fobs have not stopped the break in. A courtesy patrol that shows up once a night also hasn’t stopped them.
An armed guard or person who is physically there, is what stops them AND leaves the residents feeling safe by the security’s presence.
You don’t likely need 24/7 security but after hours for sure. Then make sure your guards switch up their patrol patterns. I’ve experienced homeless just lying in wait, figuring out patrol patterns and then making their move. So every night, switch it up.
Again only so much lighting, gates and shrubs you can.
If you don’t have them already either, get the lock plate covers for your doors so they can’t be pried open.
Send out communications to your residents about not propping doors open. Assist new residents or move outs with a schedule that way they don’t prop doors and leave your building vulnerable.

Bobbi McDowell I had vagrance coming into my property at night to spend the night in the laundry room and other rooms that were accessible during the daytime. I started locking them up and they were only available to go in during the daytime. This stopped a lot of the vagrants

Guest Insider Would you be willing to offer an exempt unit to a police, or sheriff officer? You can hold them to a contract other than the lease, but maybe having actual police presence might help slightly. If not I would at least contact your police chief and city to see what can be done to get you relief. Maintenace doubling as security won’t help, it can be a liability if they get hurt due to crime (because it’s not their job) or if they hurt someone else for the same reasons. I understand you’re saying the police and city have their own issues but if your property is breeding ground for illegal activity, it would be in their best interest to help you because it helps them.

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What do you all use for keys? I’m working with a company that has metal keys, one master for the entire portfolio and has not been at all strict about who gets a key. I’m recommending they change locks and reduce the number of doors each master unlocks, switch to fobs, or use key pads. Any strong feelings about one system over another?

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Brenda Sherrill Oh no! That would be a no go in FL. I like Key Trak best. Handy Trac is also good and a fraction of the cost. Master keys should be outlawed in every state.

Guest Insider We have eltronic locks... key track is great if you have under a certain amount of units... but properties that have 400+ units it's hard. Master keys are also a huge liability! Someone quits without notice or any circumstances like that... electronic locks are the way to go now days!

Tracy Jamison I'm a no on key fobs after a building started settling (normal), as it messed with the fob system and residents being able to get in. Lots of after hours calls.

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Kim Chewning

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