Any landlord with empty property will be familiar with the risks and threats that vacant properties face. Whether it’s vandalism, squatting, metal theft, or fly-tipping – the list of vacant property risks goes on.
With at least 25,000 unoccupied and empty properties in London alone, finding an effective way to protect your vacant property while you’re not there is crucial. So, what are your choices?
When it comes to 24/7 building security measures, there are three options for vacant property owners and managers: CCTV, On-Site Security Guards, and Property Guardians. Each offers a different level of security for a different price. So, in this article, we’re going to run through the pros and cons of each security measure to help you find the right choice for your property.
CCTV
Average Annual Cost: £7880+
(Price Breakdown: £1300 initial installation cost, £80 annual maintenance fee, £6500 average annual monitoring fee)
CCTV security varies from property to property. The CCTV system you opt for will depend on the location of your vacant property, the area that needs to be covered, and the length of time you need to protect your property for e.g. short/long term. A good CCTV supplier should tailor your CCTV system to the unique vacant property risks your building faces.
For the most part, CCTV is relatively inexpensive, however, this is because CCTV is rarely effective on its own. For CCTV to work effectively as a 24-hour building security measure, the system must be monitored by a team of off-site surveillance officers. The annual cost of which ranges between £5000-£8000+ depending on the size and unique challenges of your property.
The problem with CCTV is that you’re highly likely to have blind spots in your surveillance. So, even with a monitored system, you just can’t get the same protection you would from an on-site presence. CCTV is a great deterrent, but if you want a more proactive method of protection, we suggest considering an on-site presence.
CCTV Summary
Cost: £7880+ per year
✅ CCTV may be able to provide evidence if your property is targeted
❌ CCTV is prone to blind spots, leaving your vacant property vulnerable
❌ Without an on-site presence, CCTV can’t prevent crime from taking place
Manned Security
Average Annual Cost: £105,000-£200,000+
(for 1-2 security guards on-site 24/7 - plus additional costs for weekends, night work, public holidays)
Security guards provide a constant on-site presence at your vacant property. So, even when you can’t be there, you can rest easy knowing that a trained professional is on-site. As far as traditional building security measures go, security guards could be a safe bet - but only if you have the budget.
Although hiring a 24/7 security guard accounts for the pitfalls of CCTV, on-site manned security comes at a cost. We estimate that to secure your site with one security guard, patrolling day and night, it could cost a minimum of £105,000 a year. However, security guards rarely work alone due to safety issues, so you could easily see this figure double to account for a second on-site guard.
Due to these high prices, security guards often work in small teams. With only one or two security guards on-site, they are limited in their protection and surveillance capabilities. Even with regular patrols, the security guards can’t be everywhere at once, leaving you vulnerable to vacant property risks and threats.
Manned Security Summary and Cost
Cost: £105,000-200,000+
✅ An on-site presence 24/7
❌ The most expensive form of 24-hour vacant property protection
❌ Security guards often only work in pairs or small teams
❌ Inaccessible and over budget for most landlords
Property Guardians
Average Annual Cost: £00.00 to the Landlord
With property guardians, you can benefit from 24/7 on-site protection, 365 days a year at less than a fraction of the cost of traditional building security measures (such as guards).
The relatively modern vacant building security measure offers an inventive solution to the growing number of vacant properties across the UK. At zero cost to the landlord, professional guardians move into an empty space in order to protect it for the duration it is vacant.
Although guardians pay an affordable Licence Fee (rent) which goes towards the cost of managing the property, guardians are not considered tenants. Instead, they are licensed in their capacity to secure a vacant property. Their duties while living on-site include making regular patrols to secure the property, monitoring any maintenance issues, and general protection and upkeep of the space.
With a team of vetted professionals living on-site as property guardians, and a strong management team to look after your valuable assets, your vacant property is protected and secured 24/7. Plus, the scheme gives back to the community by finding affordable housing alternatives for key workers, young professionals, mature postgrads, and upcoming artists.
Property Guardian Summary and Cost
Cost: £0.00 to the landlord
✅ 24-hour security at zero cost to the landlord
✅ Successfully protects and prevents crime at vacant properties
✅ Regular patrols and maintenance checks keep your property in good condition
✅ Affordable short term accommodation for property guardians
✅ Clients rest easy at night knowing their property is secure from squatting, arson, fly-tipping, burglary, and theft.
The Bottom Line
We know that every vacant property is different. From commercial to residential and everything in between, finding the right way to protect your vacant property is crucial.
We always recommend doing your own research to find a solution that works for you. So, if you would like to know more about our property guardian security packages, then get in touch today and one of our in-house experts will be happy to answer any questions you may have.
