California Vacant Property Security

Vacant properties are known to draw the attention of unwanted visitors. This includes would-be criminals who want to vandalize your building or steal equipment, and squatters seeking to move in without your permission.

And for certain types of structures in California, it’s also unlawful to leave a property vacant without taking necessary security precautions.

Whether you own a vacation home, an unoccupied apartment complex, or an empty commercial building, here’s what every property owner should know about California vacant property security.

Why Do I Need Vacant Property Security in California?

Vacant property owners in California must comply with the state’s strict regulations and requirements. All property owners, including those with temporarily vacant properties, should know the laws and regulations in their region.

California Security Ordinances

Every county in California has its own rules, so be aware of your locality’s current ordinances.

For example, vacant property owners in Los Angeles are required to protect their property from vandalism and trespassing and prevent them from becoming a fire hazard or public nuisance. Under Los Angeles Municipal Code LAMC 98.0716, property owners who do not comply may face fines of up to $1,000 per day.

Throughout the state, regulations are subject to change at any time, and it’s up to property owners to stay abreast of the changes. Hiring security guards (who know the current regulations) to protect your property can help you remain in compliance with local laws.

Legal Liability and Property Management

Using security systems and guards to monitor your vacant property will not only help with property maintenance, it may also reduce your insurance premiums. Many insurance companies offer discounts on vacant property premiums if the owner uses professional security services, which can significantly reduce the risk of theft, vandalism, and liability claims.

Should an incident occur — such as a person getting injured while trespassing — you’ll have better protection from negligence lawsuits if you had well-documented security measures in place at the time.

Documentation of your security practices can prove that reasonable efforts were made to secure the property and deter unauthorized access. Security companies maintain documentation such as incident reports, surveillance footage, and patrol logs — all of which can be useful should you have to battle an insurance claim.

Safety Benefits of Hiring Security

In addition to remaining in compliance with local laws and potentially reducing liability premiums, having security measures in place offers a multitude of inherent safety benefits. Security systems:

• Deter criminal activity: Reduce the likelihood of vandalism, property theft, trespassing, squatting, drug activity, arson, and property destruction.
• Maintain access control: Access systems at entry points prevent unauthorized entry.
• Enable fast response to security threats: On-site guards are trained to react quickly if a security breach occurs.
• Improve emergency response times: During a security breach or emergency, security guards can contact law enforcement and emergency services for immediate assistance.

What Are Some of the Warning Signs You Need Security?

While all vacant properties can benefit from having security measures in place, not all need them. If you’re debating hiring security for your property, there are some strong warning signs to look for.

Indications that your vacant property is being targeted, rising crime rates in the neighborhood, and visible signs of attempted break-ins are all signs that it’s time to hire security.

Vacant Property Security Risks by Type

Any type of vacant residential, industrial, or commercial property can face potential threats and criminal activity, but some vacant properties in California are at much higher risk than others.

Construction Sites 

• Risks: Construction sites are highly susceptible to vandalism, theft of equipment, and theft of high-value materials such as copper pipes, and leaving them vacant can expose you to legal liabilities if someone gets injured while trespassing.
• Solutions: The larger the site, the more important it is to hire security officers to protect your investment and prevent expensive legal consequences.

Properties Undergoing Renovations 

• Risks: Like construction sites, vacant properties can attract vandals and thieves, but may also attract squatters looking to live in your property.
• Solutions: Protect your real estate investment with a security guard and CCTV cameras to prevent unauthorized people from loitering or living in your property.

Multi-Family Residences and Commercial Buildings

• Risks: Large vacant buildings like multi-family residences or commercial structures face threats from unauthorized access and various crimes.
• Solutions: Put security professionals on staff as a visual deterrent to prevent unauthorized access and prevent crimes from occurring.

Residential Homes Pending Sale or Under Foreclosure 

• Risks: Homes under contract for sale or listed on the market shouldn’t be left empty for weeks or months at a time, as thieves, vandals, and squatters all pose serious risks.
• Solutions: At a minimum, install CCTV surveillance cameras that you can monitor remotely.

Vacation and Part-Time Residences 

• Risks: Leaving your primary or vacation home unattended for a long time makes you susceptible to all sorts of property crimes, and you may have to contend with squatters who claim squatters’ rights, resulting in expensive legal battles.
• Solutions: Consider installing CCTV surveillance cameras to monitor your property remotely, especially if you don’t have nearby neighbors to regularly check on the home.

Properties Owned or Operated by Government Agencies 

• Risks: Empty municipal buildings that are either not in use or under reconstruction face vandalism and unauthorized use.
• Solutions: Local governments are responsible for protecting these properties, including those under management of housing associations like Public Housing Authorities.

Read About: Top Security Threats to California Commercial Properties

What to Consider When Hiring Security Guards to Protect Your Vacant Property

Once you’ve determined you need security to protect your vacant property, think about the type of guards and systems you need. Also, consider what you want your overall security plan to look like.

Here’s a look at the top factors to consider.

24/7 vs. Part-time Security

Depending on the location of your property, you may need security guards around the clock or only during off-peak hours, such as nights and weekends. When you hire a professional security company, they’ll do a complete risk assessment of the property and surrounding area to recommend the level of security you need.

Armed vs. Unarmed Guards 

All security guards in California are required to undergo professional security training programs and pass a test to obtain their state-licensed guard card. Armed guards have additional firearms training and are licensed to carry a weapon in the state.

Whether to hire armed or unarmed guards depends on the type of vacant property you own and how much crime occurs in the area.

Security Technology Needs

With or without the presence of physical guards, all vacant properties can enjoy the protection of a video surveillance system. Remotely monitored CCTV cameras are excellent crime deterrents.

In addition to CCTV surveillance cameras, consider leveling up security measures by installing other types of technology, such as:

• Smart alarm systems
• Glass break detectors
• Motion detectors
• Smart locks
• Access control systems
• Perimeter detection tech

On a large piece of land or a property with multiple buildings or units, consider installing multiple tech systems in different areas.

Emergency Procedures

Before hiring a security company, do your research to understand the specific protocols they have in place for handling threats, security breaches, and emergencies. For example:

• What are their incident response protocols?
• How do they coordinate with local law enforcement?
• What are their emergency contact procedures?

It’s critical to be aware of how your security guards will conduct themselves, especially if you’re far from the site or visit the property infrequently.

Learn More: What Are the Different Types of Security Guards?

Isn’t It Enough to Just Board Up My Vacant Property?

Boarding up your vacant property is a smart first step toward securing the building, but it shouldn’t be your only line of defense.

How Physical Barriers Help

Boarding does offer real security benefits and property protection by creating physical barriers at doors, windows, and other access points. This makes unauthorized entry more difficult and time-consuming, often deterring casual vandals and opportunistic thieves. It can also provide a degree of weather protection from storm and natural disaster damage, including water intrusion and debris.

But when it comes to boarding materials, steel or metal security barriers far outperform plywood. While plywood can be easily kicked in, pried off, or damaged by weather, steel barriers provide actual resistance to forced entry attempts. Steel barriers also create a more professional appearance and last significantly longer without deteriorating, making them more cost-effective despite higher upfront costs.

Why You Still Need Professional Security

Even the best steel security barriers have limitations that only professional security guard services can address.

Barriers are passive, which means they can’t respond to threats, contact law enforcement, or provide real-time monitoring. Determined intruders can still find ways around physical barriers and window guards if given enough time and tools.

Boarding also won’t prevent criminal activity outside of your building, such as illegal dumping. It also can’t detect emergencies like fires or gas leaks. The best approach is to combine steel barriers with a security team, giving you the benefits of both active monitoring and a physical deterrence.

How Much Does It Cost to Hire Vacant Property Security Guards?

Different factors affect the cost of security services in California, so the best way to know what you’ll need to pay is to get quotes from local security providers.

Keep in mind that no matter the cost, an investment in vacant property security can save money in the long run.

What Affects the Cost of Hiring Security?

The three biggest factors that impact the cost of hiring security are:

• Property size
• Location
• Threat level

Due to increased risk and insurance requirements, high-crime areas and larger properties requiring multiple guards command premium rates. You’ll also pay more per hour to staff armed guards rather than unarmed officers.

How Does Hiring Security Save Money?

A single break-in can cost a property owner thousands of dollars in damages and liability exposure. Investing in a security team, even if they only prevent a single incident per year, can cost you far less than running the risk of going without one.

Having on-site security guards and protocols in place also helps you avoid costly municipal fines and lowers the cost of insurance premiums. These also make it a more cost-effective option than forgoing security because you don’t want to incur the expense.

Check Out: The Beginner’s Guide to Hiring California Commercial Security Guards

How Can I Find Vacant Property Security Services in California?

The easiest way to find vacant property security services in California is Security Explorer. To get started, simply fill out our form, provide your contact information and location, and tell us about your property and security needs.

Once we receive your form, a member of our team will reach out to verify your information and connect you with a vetted, verified security team in your local area who can provide you with security solutions that will work for you.

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Leaving a property unoccupied and unattended increases the risk of trespassers, vandals, thieves, squatters, arson, and all sorts of criminal activity. It also puts you at risk of violating local California ordinances and regulations, which can subject you to expensive fines and fees.

Before someone damages your property, injures themselves while trespassing, or decides that your vacant property is the perfect place to commit criminal activity, hire a professional security team to protect your investment.

To find top-rated security professionals in your California city, contact Security Explorer now.

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