The drastic rise of empty properties and the associated risks due to a rise in crimes including metal theft, squatting, arson, and vandalism has driven insurance companies to deem vacant properties as high risk.
According to figures collected by the Local Data Company, the share of commercial properties and shops lying empty in Britain hit an all-time high of 14.6 percent in June last year and sits at 14.1 percent now. This is because of:
- Continuing pressures on high-street retailers from online sales
- Economic pessimism
- Large businesses, such as Jessops, JJB Sport, Comet, and HMV, going into administration
- Many businesses looking to downsize in office space or encouraging employees to work from home
As a result, the overall figure for vacant properties in 2013-2014 is bound to grow.
Source: Local Data Company
To comply with their insurers’ policy terms, landlords must make sure they are doing everything they can to protect and manage their vacant premises. This means assessing the risk for each building and implementing a range of appropriate security and protection measures.
Standard unoccupied property precautions involve isolating all services, draining the water system, permanently sealing all letter boxes, removing waste and combustible materials from inside and outside the building, securing the building using all devices, retaining intruder alarm systems where applicable, and conducting regular inspections of the premises.
Depending on the associated risks, several options are available. The insurance company will, at a minimum, require a property inspection to be carried out within a certain time frame; these vary from premises to premises but are normally required every 7 or 14 days. It is also critical that a correct insurance-compliant report is completed and that a time and date stamp is available to provide proof that the inspection was carried out. These inspections can also be used to capture utility meter readings for additional cost savings, as many companies still pay for estimated readings on vacant properties, which may still be based on when the site was occupied.
Technology over physical security
Where increased security measures are required it appears that the market is beginning to move away from the hardened, high-visibility security measures of steel screens and doors, which, by their nature, can bring security concerns for neighbouring occupants, highlighting that the property is vacant. This is being replaced by a technology-based solution with wireless intruder, fire, and flood alarm systems, supported by an effective response and inspection service.
Click here to view Figure 1.
Modern wireless alarm systems are capable of capturing images of alarm activations, which are then transmitted to a monitoring station where operatives verify the reason for the alarm activation and then assign a key holder, emergency services, or local response team to attend the premises.
This service not only provides a cost-effective means of security 24 hours a day, but it also helps to drive down responses to false alarms.
I believe the next few years will see more and more technology-based solutions introduced to help protect and manage vacant buildings, and this will, it is hoped, turn them from eyesores on the community to more attractive sale or investment opportunities.
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The technology is interesting, and the saving by investing in it will obviously increase over time. I wonder how this compares to schemes such as legal guardian schemes, where tenants live in disused buildings for a low rent. ‘Protection through occupation’ is the mantra here, and the benefits are mutual as the building-owners asset is protected while a person gets an affordable property to live in at the same time.
@Robert Brown: Yes investing on these kind of assets are very important. Also these will be long term assets.
@ Rob My husband is a builder and worked on a project awhile back renovating homes in “bad” neighborhoods that had been vacant for quite some time. They found rather quickly that these security technologies were needed to protect the properties during the construction phase. On two separate properties the electricians ran wire before the security was in place and the next day it had all been stolen right out of the repaired walls of the homes. =( Once the security systems were in place there were a lot less problems at the properties, and when an alarm did sound… Read more »
“response time was very good”
That part is critical. When security is installed to protect a vacant building, it is invariably tested by potential thieves/vandals. If the response time is good, word often gets out. If not, they’ll try again and again. In this case, rapid response, and not the system itself, becomes the deterrant.
Thanks Rob, I agree that guardian schemes where suitable are an effective deterrent to prevent squatting and associated crimes against vacant property. My personal opinion is that although that these schemes offer “protection” to vacant properties they don’t necessarily offer a “security solution”, that said in certain locations these schemes are ideal and as you state offer a “win-win” solution for both clients and guardians. We work with clients who use both guardian schemes supported by alarms and other manpower delivered solutions such as alarm response services which works well. I perceive that clients will have their own views of each and… Read more »
Totally agree here, only an effective monitoring service and response to the alarm will provide an effective deterrent.
The added advantage of verified alarms enables a monitoring station to identify where there is a confirmed breach in comparison to a false alarm, thus allowing Police and other Emergency Services or local security response teams to be dispatched to a “crime in progress”, they can therefore prioritise the alarm activation.
Absolutely, it’s all part of the mix. As you say, there’s never a one size fits all approach. Live-in guardian firms have to be realistic as well. A building could be somewhere where it as greater risk, so the safety of the guardians could be in danger there. In cases such as these, guardian companies should say so and recommend a technological or other system instead.
good point, Rob, but as technology changing… I think in the future we would see unmanned solution security drones paroling Vacant Building inside and outside… integrated in the Building security system and sensors array… to monitor and response to the sensors alerts in real time… brining operators attention only when need it…
This is something I would like to see in my city. Vacant Buildings are an eyesore and taking up space that could otherwise be utilized. As they are being repaired they are giant targets for thieves, materials especially copper are giant theft magnets.
The challenge is to keep on top of these sites (when there is no appetite or budget to do so). Often companies will have moved from the area and neglect to conduct regular physical checks:, relying on a basic intruder alarms, but not being present to manage the precursors to bigger problems, i.e. vandalism, criminal damage.
@Dawn Holmes I agree and I think the key to that is what Robert and Stacey said in that the response time has to be there to really ensure these places are protected. The best example I can think of is my dog Bruce I would clap my hands when he was younger to get him away from things that I didnt want him into but as he as gotten old and wiser he knows that if I dont start coming that way he can get away with it. Its no different really if they know you wont come then… Read more »
Interesting comparison. So a theft is like a dog, who can be trained to stay away or trained to pounce?
Sticking with the dog metaphor I have seen full grown dogs in a invisible fence enclosure figure out if they just run straight through as hard as they can that once they are so far out they dont get shocked again. It is the same here. If I set off an alarm at a house and then sit back and watch and no one comes I know that the alarm is not that big of a threat. Sadly there has to be response for the threat of getting caught to have any teeth…
When purchasing services for void property remember you have a duty of care. If something where to go wrong because you bought the wrong service or system and say a fire or major flood occurred your insurance could be void. Ensure your provider if using an electronic system monitors to a BS5979 cat 2 ARC,also ensure you have enough devices to cover the project get assistance in writing from your insurance company (they will be happy to provide it as your reducing their risk). If your renting equipment ensure you have any potential loss or damage fees up front or… Read more »
@ Robert
I absolutely agree, rapid response is essential for the success of a security system. My husband actually went to one of the properties to work on a Saturday and didn’t get the system shut down before the alarm started to sound. He did get the code entered and the alarm shut off, but within four minnutes there were officers at the front and back of the property with weapons drawn demanding he identify himself. He said he almost had to come home for a change of clothes that morning. 😉
Sadl, rapid response like that is not the norm. Howver, your story does bring to mind the phrase “No good deed goes unpunished!”
Batye your point seems interesting but can you elaborate about unmanned drones inside the building. We know that drones if even not manned but still controlled by a remote operator. Dont you think it will be difficult to manage all that inside a building?
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[replacedtest29]>/*styledefinitions*/table.msonormaltable{mso-style-name:”tablenormal”;mso-tstyle-rowband-size:0;mso-tstyle-colband-size:0;mso-style-noshow:yes;mso-style-parent:””;mso-padding-alt:0in5.4pt0in5.4pt;mso-para-margin:0in;mso-para-margin-bottom:.0001pt;mso-pagination:widow-orphan;font-size:10.0pt;font-family:”timesnewroman”;mso-ansi-language:#0400;mso-fareast-language:#0400;mso-bidi-language:#0400;}jonathan you highlighted a very important aspect but one thing important to note here that some of the old buildings are constructed in an area where many other buildings are constructed side by side and even these buildings also share a single wall sometimes. how can these buildings be demolished without creating problem for other buildings is a big question here?
@Robert Spurr
While it was an inconvenience and a little bit of an an annoyance in my husbands situation, it was great to have such response from the authorities. It saved the company a lot of money from potential theft in the long run.