Security strategies hot topic since Sept. 11.

Following the events of Sept. 11, and with the possibility of future attacks, New York City's business community is focusing on new security strategies. Security issues will assume a more prominent position in lease negotiations in the future, and owners and tenants must begin to determine the level of security that is meaningful, practical and attainable. Over the past four months, tenants have not complained about disruptions in the building lobby, however, as time goes on, they will want to have more input regarding the future security procedures.

Creating a "closed building" is the most thorough way to increase building security. In a closed building, all visitors must be announced, all mail and packages must go through a mailroom and all in-building work must be confirmed on a manifest. One of the most costly aspects of this approach is that new security personnel must be added to the existing staff, and additional training may also be required.

Air quality testing and the relocation of mail sorting to off-site facilities will help to prevent harmful biological agents from spreading throughout a building. While internal air quality conditions must be analyzed on a case-by-case basis, newer properties are generally tighter than older ones, enabling owners to more closely control airflow.

Recently installed HVAC systems also contribute to keeping air clean. In the case of airborne elements, extremely fine filters will prevent many foreign substances from spreading throughout the entire structure. Looking forward, in-building air and water quality testing may become attractive amenities for tenants anxious over bio-hazards.

Owners, managers and tenants must make sure that the building's evacuation procedure is up-to-date and thoroughly understood by all tenants and employees. In the event of an actual emergency, an effective evacuation policy can be the single most important element of a security program.

The average costs of security are expected to rise by up to 30 percent in some cases, reflecting increased expense of additional personnel. Since these costs may be passed directly to tenants, the effectiveness of the security measures is crucial to tenant satisfaction.

While owners control security in most buildings, some major tenants -- especially those with a separate entrance -- will be able to implement new security measures independently or cooperatively with the building owner.

In the future, security issues will have a clear impact on lease negotiations. Since it is a certainty that the new programs will interrupt businesses to some extent, it is essential to be mindful of how to balance the absolute need for new, better security with the desire to maintain "normal operations" as much as possible.