Security and safety are among the most important concerns of condos, co-ops and HOAs today. Even though crime is down everywhere, 9/11 has heightened security concerns in general.

But how do security concerns differ between a typical suburban condo development and a 20-story high-rise in one of the state's cities, such as Newark, Trenton or Hoboken? And how are the needs the same?

We asked representatives of several security companies that work with a wide variety of housing developments, private houses and commercial customers. Most are located in New York, but they do extensive work all over the tri-state area, including, of course, northern New Jersey.

Front Gate or Front Desk?

According to Vincent DeRogatis, building manager of Axel Protection Systems in Jamaica, N.Y., "There's not much difference between a vertical [high-rise] and a suburban patrol. For one, you have a guy in an elevator license; for the other, a guy with a driver's license.

"In townhouses, you often have a gate where they get to know the people. But in a high-rise, there's often a front desk with a doorman who gets to know the people. It's the same."

Drew Chernoy of Scarsdale Security in Scarsdale, N.Y., on the other hand, says that not only are there security differences between high-rises and condo/HOA developments, there are also security-related differences between the suburban HOAs themselves.

"Even in a low-rise, the layout makes all the difference. For example, do you drive right up to the entrance or not?" Chernoy should know—Scarsdale is one of the security firms participating on the Discovery Channel's reality show It Takes a Thief, in which two ex-professional thieves rob a house, and the security firm then gives the house a safety-measure makeover. One security concern in all HOAs, says Chernoy, is "Who has the keys?"—or who gives the keys to servicepersons when repairs have to be made.

While many condo and co-op security concerns relate to the common areas, those common areas are different in different types of buildings, necessitating different types of remedies. In an urban (or sometimes suburban) high-rise, they can include lobbies, stairwells, hallways, elevators, roof access. In a spread-out suburban development, you still have to worry about the stairs and the entranceways, but you also have to worry about outdoor parking lots, clubhouses, swimming pools, and the grounds in general.

Let's take some common security measures, such as closed-circuit TV cameras, staffing and intra-community security. How are these handled in tall buildings versus low-rise communities?

In a tall building, says Chernoy, you mainly put closed-circuit TV in some of the aforementioned well-trafficked common areas, such as hallways and parking areas. In a low-rise development, closed-circuit TV is also important in out-of-the-way places where you might have hazardous conditions leading to liability issues, places where one might slip and fall.

Also, because low-rise communities are typically smaller and have fewer residents, some developments have the problem of the "absent on-site manager" who only works a few days a week.

One way to get around this is to hire a security firm whose personnel monitor the grounds remotely from their office on a regular basis. Chernoy calls this taking a "remote tour."

"High-rises," says Howard Scott, the principal of Scott Security in Manhattan, "will be concerned about evacuation in the case of fires" because fire safety is a greater need in a high-rise because escape procedures are a lot more complicated with elevators, multiple stairways, the need for more exit lighting and so on.

Another area that is a particular concern in a high-rise, he says, is that of stairs leading up to the roof. "We do a lot of alarm-type systems on doors that lead to rooftops," he says.

Of course, the outside security firm can't do it all. After the closed-circuit TV cameras are installed, some developments have their staffs maintain the systems, but others contract with the security firm to do so.

And you can't forget the residents—they're a partner in this, also. "You need community involvement," says DeRogatis. "You can't rely on people to spread the word on their own. You should have a meeting every month at a minimum where you can discuss security stuff. People have to be your eyes and ears."

Dealing With Boards

What about co-ops vs. condos—do the responsibilities and duties of a co-op board regarding security differ from those of a condo association board?

Scott and DeRogatis find that the two have basically the same responsibilities. Chernoy, too, says he hasn't much of a difference in terms of duties and responsibilities, but adds that "Condo boards seem a little less involved—they tend to hire management companies. Co-op boards are really involved."

Ralph Stein, director of business development of Virtual Security Service in New York, feels that both condo and co-op boards take longer to come to a decision than managers of buildings that are entirely owned by one developer or a corporation. Because boards are constantly discussing and debating issues, they could give an indication that they might want a particular security feature, but then decide against it at the last minute.

That's why Stein likes to provide what he calls "infrastructure," or an expandable system that could be added to later. For example, he might put in a closed-circuit TV system that could accommodate up to four cameras, but which currently supports only one. In that way, the condo or HOA development can add more cameras later on, when it decides more cameras are needed.

If They Expand

What happens when an HOA development decides to expand, perhaps to construct another building with a few more apartments on the grounds?

"When a community gets larger, if [the new building] is adjacent, it's no problem," says DeRogatis. "If it's two blocks away, you have to hire another guy [to patrol]. Now, you have two guys instead of one, and they have to keep in touch with a Nextel or a walkie-talkie system."

"When you're making a development bigger," says Chernoy, "there's a problem with anonymity. If you get to a point where you don't recognize your neighbors, then you have more problems."

Says Scott, "The more square footage, interior or exterior, you will have, the more area that needs to be covered. The opportunity for mishaps and security breaches will be greater."

New Developments

Stein told The New Jersey Cooperator about what he considers some of the most current developments in apartment-house (including condo and co-op) security.

The first is the growth of card-access systems. You've all seen this in hotels and motels—instead of giving you a key, they give you an electronic card that expires when you leave the hotel. This gives the individual condo owner more power.

For example, Stein says, if the owner of record has a significant other who's staying with him, and the two of them have a major falling-out, the owner could then notify the management office, which could re-key the system so the ousted party would no longer have access.

Another is the continued growth of cameras with DVRs (DVD recorders). In most cases, people such as managers or board presidents will be the only ones with access to the cameras. However, sometimes, when a trusted, long-time unit owner goes on a long-term vacation to Florida or elsewhere, that resident could be given the means to access the cameras' recordings, to make sure his or her unit is okay.

A third measure that is growing in popularity, says Stein, is the "virtual doorman." This system can be configured to lock and unlock doors and windows, control building systems such as lights and HVAC, operate elevators, turn alarms on or off, and more.

The person at the command desk—who could be sitting miles away—can ask service or delivery people for identification before electronically letting them in. If a resident loses his or her keys, the operator can ask for a password.

The virtual doorman, says Stein, is especially popular with boards and managers of smaller urban condo and co-op buildings that can't afford three shifts of full-time doormen. But it is equally applicable to suburban condo developments, he says.

No matter what system you're using, security measures have always been, and will always be, important to HOA developments and their residents. That's why it's important to have a good security consultant and be on top of all the options.

Ranaan Geberer is a freelance writer living in New York City and a frequent contributor to The New Jersey Cooperator.