Building security on the minds of tenants & owners.

The awareness of office building security has increased dramatically in New York City and other major cities throughout the United States. The tragedy at the World Trade Center has become symbolic of a new awareness of the importance of comprehensive security system.

As employees work longer hours, employee turnover increases, economic time become tougher, vacancy rates increase and building owners become aware of their legal responsibilities to provide adequate safety measures, tenants and owners are turning their sights to ensuring the safety of people and property within the structure.

Understanding what is involved in office building security is the basis for making intelligent decision. In the process, enhanced security adds value to a building be retaining and attracting tenants.

The "modern security systems" that have been generally available in New York are usually proprietary on-site systems that are overly dependent on a guard in the lobby and some electrical equipment in the basement; they simply do not meet the needs of the 90s. A sign-in log at the front desk, or even a telephone call to announce visitors, does not keep determined prowlers out of tenants' spaces. And guards who become familiar with regular visitors and employees will continue to allow them access despite the fact that some may have been terminated.

Although the successful implementation and execution of office building security is extraordinarily complex, as Kastle has learned serving over 1,000 buildings throughout the country, there are three basic points to consider when trying to understand "true" security in office buildings.

Access Control Lets People In

First, realize that access control at the building's main lobby entrance, utilizing either guards or card readers, is designed to let people in. Unfortunately, this is the focal point of most security systems. But access control cannot keep out those who should not be there. Anyone with patience can bypass standard access control systems, and once inside, is free to roam as he pleases, leaving by normal or emergency exits. To prevent this, complete security systems must also be provided at each individual tenant space.

A security program should be individually tailored for each tenant's needs relative to different working hours, overtime schedules, visitors, cleaners, and deliveries. Access cards should admit individuals to specific areas only during those hours that they are authorized, with schedules that can be changed quickly and remotely, only by those authority. Records of the identities of each person who uses an access card should be conveyed immediately to appropriate parties when an unauthorized entry attempt is made.

Need For Advanced Systems

The second major point to consider is the fact that securing an office building and monitoring its life safety systems cannot be achieved by purchasing products, even good products; or by hiring guards, even good guards. Effective security requires a service incorporating an electronic systems, which must be designed, installed, programmed, tested, monitored, administered, operated, maintained, changed and upgraded. Each of these functions requires a knowledgeable team on duty around the clock, a management structure, training, personnel backup, manuals, supervision, and a set of fool-proof procedures worked out in advance with tenants and building managers.

Especially in these times, office building owners and managers can't possible afford the time, staff, or resources to perform these functions on their own. Central station control centers, when properly equipped and staffed, are better suited to monitor fully building security and life safety systems, and to coordinate all other functions rapidly and efficiently. Well-trained customer service teams and technicians can deal with any problems, quickly, around the dock from automatic fire alarms, to people trapped in malfunctioning elevators, to attempted break-ins. Central computerized operations should be fully backed up with emergency generators and communications equipment prepared for any possible emergencies.

Each Situation Must Be Analyzed 

And finally, because every building is different, and every tenant is different, analysis of the specific situation must be a part of the security service. A building may be owned by one entity, managed by a second, leased by a third, occupied by a fourth (or many more), cleaned by a fifth, and visited by hundreds. Providing true security given these circumstances requires a unique concept that integrates hardware, software and operating procedures to make its use effective and convenient.

Tenants in the 90s are sophisticated and have high expectations. They want to feel secure; they demand services that are effective, but they do not like to be inconvenienced or to make their visitors uncomfortable; they know they can simply move out and go elsewhere to get the kind of service they want.

Owners throughout the country have found the true security enhances their ability to attract and retain tenants. Long-term value is added to their building as a result of providing ongoing service that keeps pace with physical changes in the building and keeps pace with the operational needs of its occupants.

(Kastle Systems specializes in electronic security for office buildings, with offices in eight cities nationwide, serving over 1,000 office buildings, with more than 30,000 tenants companies and 900,000 uses.)

Zachary C. Fluhr President Kastle Systems