Security is freedom from danger or from the exposure to danger. Security measures protect people and property, and secure in-formation (trade secrets and private individual information such as medical records and social security numbers). The objectives of security are to identify, deter, detect, observe, report, and respond to conditions that present a threat to people and property.
Many organizations have come to recognize the value of not just a functional facility, but also a secure one.
Site Selection and Layout
When selecting a site, a building owner should look at what lies beyond the property lines and also what may lie below the property. The site selected should not have tunnels or large drains, as these may be points of access for intruders or a hidden location for an underground explosive. Research into local planning constraints should be conducted to ensure that the construction of a high perimeter wall or other security barrier is permitted. Depending on the needs of the facility, this may be a deal breaker. An ideal site will be accessible by two routes that will allow various entry and escape routes for its occupants, while at the same time meeting the needs of the business.
Facility Profile
Reviewing a facility’s daily operations and original design features can aid in establishing a facility profile. The profile should identify the building’s structure, function, and occupants. This information is then analyzed for weaknesses that may affect the security of the indoor environment, and provides a baseline when prioritizing security concerns and budgets.
When conducting a facility profile, the following data may be gathered to assist with making improvements to current procedures:
- Identify the building construction type and date.
- Compile a list of tenants and the type of work performed.
- Identify how each tenant might be economically impacted by a security breach or other emergency.
- Identify whether the public frequents the building.
- Assess whether a disruption would create mass hysteria.
- Assess whether the building is functioning as designed.
- Determine whether the building has been recommissioned. Compare the building now to the commissioning records from time of construction (or last major remodel) to identify weaknesses.
- Conduct a walk-through and observe building operations.
- Initiate discussions with staff, noting gaps in entry, accessibility, and pathways.
- Review security procedures and training records.
- Record all access and entry points.
- Record all intentional and unintentional air intakes.
- Document airflow within the facility and record any ductwork isolation points.
Security Personnel
The presence of security personnel in a building has traditionally been the primary means of maintaining security. It is still considered the best means of security because a trained officer can best respond to an incident.
The ability of security personnel to adjust their responses to the specific circumstances of an incident cannot be matched by physical or electronic devices. Effective deployment of security personnel results from an analysis of security staffing needs, as well as proper selection and training. Emphasis should be placed on recruiting capable people. They must be well-trained, and must be guided by thorough standard operating procedures. Some real estate companies refer to their security personnel as “lobby attendants” or “concierges” so as not to use the term “security” for liability reasons.
When a manager determines that there is a need for security officers, the issues to consider include the number of officers to be employed and the type of service desired. The two types of security services are contract and proprietary (in-house) services.
Security Staffing
To determine the number of security officers needed, the number of posts to be staffed must first be identified. A post is a location or position to which a security officer is assigned or stationed. Issues to consider include the following:
- building hours of operation
- the number of contacts (people passing by)
- auto and truck entrances and their operating hours
- the number of patrols that a security office is expected to make during a shift, and whether they are foot patrols or vehicle patrols
- escort and other special services that may be required of the security department
To estimate the yearly cost of operating a post for 24 hours per day, multiply the total number of hours by the hourly cost of a security officer. Consider the following example: 24 hours x 7 days x 52 weeks = 8,736 hours of coverage per year. If the average hourly cost of one security officer is $15, then the yearly cost for an officer 24 hours a day, 7 days a week, is $131,040. The total cost of operating the post would be $550,368 ($131,040 x 4.2).
Security Procedures
Effective building security is a combination of design features, such as physical barriers and electronic systems, and staffing strategies that are integrated into a well-defined program. Security procedures should anticipate potential problems and vulnerabilities and present detailed, planned responses.
An adequate manual of SOP (standard operating procedures) should be developed for use by security and other building personnel. This manual is referred to as the SOP or Post Orders. It includes the following five sections:
- basic orders
- access control
- patrols
- emergencies
- miscellaneous procedures The basic orders section of the SOP presents a comprehensive description of the security operation. It should include the following:
- a brief description of the facility
- 24-hour emergency contact lists
- general orders
- specific post duties The access control section details the policies and procedures regulating entry, exit, and removals from the property. It should include these specific procedures:
- identification checks
- sign-in and sign-out process
- property and equipment removal
- package inspection
- shipping checks
- visitor and contractor access
- card access The patrol section describes the plan for deterrent patrols and specifies procedures and times for the following:
- opening and closing patrols
- monitored patrols
- unmonitored patrols
- vehicle patrols The critical component of the SOP is the emergencies section. It should describe in detail exactly who does what, when, and how in the event of an emergency. The following contingencies must be covered:
- fire alarm response
- building evacuation
- medical emergencies
- bomb threats
- mechanical problems
- electrical problems
- elevator problems
- water leak problems
- severe weather
- criminal emergencies
- riots and civil commotion A miscellaneous procedures section should also be included in the SOP to cover such issues as the following:
- complaint handling
- key control
- telephone use
- move-in and move-out policies
- lost and found
- parking control
- traffic control
- radio communication
SOPs must reflect the specific circumstances of a building and its occupancy. The consequences of SOPs that are less than comprehensive can be disastrous. Incomplete or inadequate SOPs hinder the security staff’s performance and exposes the site to excessive vulnerability and liability. Therefore, the security director or property manager should find a security manager or contractor who has the capability to develop comprehensive SOPs.
This article is excerpted from BOMI Institute’s Design, Operation, and Maintenance of Building Systems, Part II textbook. For more information about this course, please visit www.bomi.org
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