Choosing the right security provider aids in tenant retention.

A properly trained, equipped and deployed security force that presents a professional appearance typically emits a feeling of safety throughout a facility or site.

In this day and age it is important to communicate to your tenants, verbally or not, that you and your security provider are prepared to face any potential challenge that may arise.

This safe working environment will often translate into feelings of stability and security among your tenant population. Stability, in my opinion, usually results in high retention rates for existing tenancy. And, high tenant retention cannot be ignored as a key factor in identifying and mitigating potential fiscal risks for property managers. Simply put, security is a critical component from safety, liability and fiscal perspectives.

Building owners and managers, however, are usually not security professionals--so how can they go about ensuring proper safety for their tenants and properties? The simple answer is to turn to a security expert. American Commercial Security Services (ACSS) and ABM Security Services, divisions of American Building Maintenance, together are one of the nation's largest providers of security services for commercial, residential and industrial sites.

To service its growing customer base, ACSS/ABM Security Services focuses on the continued retention and development of a stable management team as well as superior selection and continual training of its guard force.

Because ACSS and ABM Security Services understand that different facilities and industries have distinct security needs, the companies focus on developing innovative security programs that are both cost effective and tailored to the specific needs of the customer.

A leading provider to a number of Fortune 500 companies, ACSS recommends that building owners and managers keep the following questions and guidelines in mind when making a decision on which security provider to choose:

Accessibility: How accessible is management to the client and how responsive are they to their needs? Like any good service provider, the security company should be focused on meeting the client's needs.

Having a local presence will ensure that they understand the industry and locale's security issue while streamlined support teams can bring about quick problem resolutions.

Experience: What kind of experience does management have and do they communicate with their employees throughout all levels of the organization? Managers with backgrounds in security fields, such as police or other law enforcement entities, typically offer knowledge, insight and training that can be passed on throughout the organization.

Additionally, those with city and state police experience may be able to access and assess information that others cannot.

In addition, such individuals are trained to react in a variety of scenarios that go beyond basic building security practices.

Program Development: Effective security programs involve more than just monitoring and reacting. An effective security provider will take the time to work with the client and their staff to create preventative programs to minimize or mitigate potential threats.

Training: Ongoing training is critical because it ensures that a guard force can respond to changing security needs. It is imperative to determine what kind of training techniques and systems are used and how often training is conducted when assessing or determining your security service provider.

It is also important to know whether the programs are standardized or if they can be customized to suit site specific issues or conditions. A good security company should be able to provide a security training program that is current, customized and relevant to the clients needs.

Technology: Technology is pervasive throughout society including the security industry. The customer should take the time to know whether or not the security organization under consideration utilizes technology in an intelligent manner.

It is also important to determine whether or not the security company's guard force is capable of utilizing any technology that is deployed or utilized.

Some security providers offer top of the line, high-tech systems, but often their staff is unable to best utilize these tools because they may be too complicated.

It is important to ensure that your security provider offers technological solutions that are cost-effective, easily utilized and appropriate for the mission at hand; otherwise you may be simply wasting money.

Professional Appearance:

Guards should appear professional and be appropriately attired at all times while on duty. While appearance is only one aspect of an effective security service, it is an important one.

Keep in mind that when tenants and guests enter a building, the first thing they see is the security force.

A professional appearance and demeanor is essential as it reflects on the building ownership and management. Remember, you never get a second chance to make a first impression.

Compensation:

Sufficient compensation, including benefits, normally results in workforce stability. It is important to determine how a security provider's employees are compensated. Including knowing the types of benefits, such as health, life insurance, or 401K participation, they have available to them through the company.

Competitive benefits add to employee satisfaction and will better ensure that the employees are retained.

Stability: Is the firm well capitalized with a sizable work force? Dealing with a financially secure company is one less headache to deal with should an emergency arise and also allows the provider to better meet the client's needs.

In addition, a well staffed security provider will be better able to deploy trained additional staff in the event of an unusual or emergency incident.

Also check out the company's history--both financially and by reputation in the industry. If the company is publicly held, is it Sarbanes Oxley compliant?

There are many different security providers, from the very small to the much larger. The key to choosing a security provider is to understand that no facility is the same--therefore having a customized security program to meet the specific needs of the tenants and the facility is essential to ensuring overall tenant satisfaction.

It is my belief that meeting your security goals, and thus, creating a safe work environment will result in the aforementioned effect: tenant retention. High tenant occupancy is a critical key to any property manager's fiscal strategy. Therefore security should be viewed as what it is: a crucial investment. Like any investment you deserve the best that your money can buy and you warrant having it administered by a stable and accessible professional entity.