Security costs are rising faster than most other operations and maintenance expense items. In fact, the only other expense item rising faster are utility expenses. The rate of change for security costs from the FMRT (Facility Managers Roundtable) survey is shown in the following table:
| 1st QuartileCost/SF | MedianCost/SF | |
| 2005 | $0.62 | $0.89 |
| 2006 | $0.71 | $1.05 |
| Percent Change | 15% | 18% |
Preliminary reports show a similar increase for 2007 with a median cost for security services projected at $1.21/SF or a percentage increase of about 15 percent. FM’s are reporting that the increase is attributed in part to needs/requests for increasing levels of security and an end to “special funds” that were available after the September 11th attacks. For many FM’s additional funds were allocated to:
- install more cameras
- replace key systems with card access systems
- install vehicle barrier devices
- install rotating access doors that reduced opportunities for unauthorized access, and
- provide additional security fencing.
Other security features were also provided post September 11th but these appear to be the most common. Now that the devices and systems have been installed, the special funding has ceased, and the operating costs are being allocated to the security budget.
Facility Managers can have significant impacts on their security costs by understanding how they are performing relative to others and what opportunities exist to reduce or control security services. The information you need to benchmark is the:
- Cost of your security services activities
- Facility areas and occupancy counts
Step 1 – Security Services Definitions…
Security Costs:
Facility security costs include employee compensation for security related to normal usage of the facility, including receptionists, uniforms, vehicles (includes vehicle maintenance), monitoring alarm systems, supervising automated access control systems, personnel badging, patrols, and monitoring CCTV.
Exclude costs associated with executive protection, investigations, and special events.
| Function | Internal Costs ($000) | Contractual Costs ($000) |
| G1. Facility security costs. ($000) |
| Function | Internal Costs Percent | Contractual Costs Percent |
| G1a. What percent of the costs reported in G1 are expended on perimeter and visitor security? |
| Function | Internal | Contractual |
| G2. Number of FTE security employees. |
| G3. Number of staffed entry points? | |
| G4. Number of all card / badge readers controlled access points? |
| Yes | No | |
| G5. Do you use CCTV for security purposes? | ||
| G6. Does your facility have a security clearance from a US Government Agency (DoD and DoE support) | ||
| G7. Do you require employees to wear badges while on your premises? | ||
| G8. Do you require non employees to wear badges while on your premises? |
Step 2 – How Do I Compare With Others…
Once this information is collected it is easy to normalize the data on a unit cost basis to determine how efficiently your security services are provided. For all of our benchmarking studies we use security cost per gross square foot and security cost per occupant to compare costs with others.
- Each bar on the chart represents a site’s annual cost per gsf for security services
- The median cost for security services is $1.05 per gross square foot
- Note how consistent the normalized data is for these participants. About 90 percent have reported a cost of between $0.40 and $2.00 per gross square foot. Usually the higher cost sites are headquarters facilities with larger quantities of visitors.
Step 3 – Using This Information…
You’ve completed your security services data collection and performed the calculations. Here are a few questions you should ask yourself…
- Where do you stand on these charts? Are you above the median or below it?
- Could you explain to management why your positions on the charts is just right or needs to be changed?
- What are some of the reasons that explain your positions on the charts?
Step 4 – Some Best Practices…
- Develop a strategy for separating the regular employees from the visitor traffic.
- Expedite the process time for visitors by requiring information in advance that can be screened.
- Communicate the programs you are implementing with your occupants in a regular and routine way. Security enhancements will be very visible and your occupants need to understand why these programs are being implemented.
- Analyze recent loss or theft incidents and evaluate options for additional cameras or monitoring.
- Review vehicle access strategies around data centers and other key facilities to develop passive protection strategies. Once installed, passive elements have minimal or no operating costs.
Metrics from the Facility Managers Round Table (FMRT)
In 2006 there were 92 unique sites in the FMRT with a median size of about 1,450,000 square feet. See the chart below to see how the group looked by industry type.
Space Metrics
- Space Utilization 430 Gross Square Feet per Occupant
- Cost Metrics
- Utilities $2.17 / GSF
- Custodial $1.33 / Cleanable SF
- Maintenance $1.69 / GSF
- Parking and Paving $1529 / Acre
- Groundskeeping $3405 / Acre
- Security $1.05 / GSF
- Mail Services $0.22 / GSF
- Environmental Health and Safety $0.35 / GSF
- Fixed Costs (Includes: Building, Leasehold Improvements, Furniture/Equipment) $ 3.71 / GSF
Move / Churn Cost Metrics
- Box Move Costs $317 / Person Moved
Customer Satisfaction
- Satisfaction With Overall Facilities Services 3.80 on a 1 to 5 scale
