Are You Inviting Residents—or Criminals?
As a property manager or multifamily housing owner in Florida, you’re responsible for more than just rent rolls and maintenance requests — you’re also responsible for resident safety. And in today’s environment, that responsibility carries legal implications under Florida Statute 768.0706, which outlines presumptions of liability following certain crimes if reasonable safety measures weren’t in place.
At Florida Security Assessments, LLC, we conduct CPTED (Crime Prevention Through Environmental Design) evaluations across the state, and time after time, we see the same critical vulnerabilities—red flags that not only invite crime but also expose owners and operators to avoidable legal and reputational risks.
Here are the Top 5 CPTED Red Flags we most frequently uncover at multifamily properties across Florida:
🔦 1. Poor Lighting = Perfect Cover for Criminals
Dim, burned-out, or poorly spaced lighting in parking lots, stairwells, alleys, and entryways creates the ideal environment for trespassing, vehicle theft, and personal assaults.
What CPTED Best Practice Says: Lighting should be bright enough to discourage crime without creating harsh glare. High-risk areas need uniform, functional, and maintained lighting.
Red Flag Signs:
- Flickering or broken fixtures
- Shadowy walkways and dumpster areas
- Unlit mailboxes or laundry rooms
Bottom Line: Criminals choose locations where they feel unseen. Fixing your lighting is one of the fastest deterrents you can implement.
🌳 2. Overgrown Landscaping = Concealment Opportunities
That lush hedge or ornamental tree may be nice to look at, but when it blocks windows, entrances, or cameras, it becomes a hiding spot.
What CPTED Best Practice Says: Maintain landscaping for natural surveillance. Shrubs should be trimmed to 3 feet or less; tree canopies should start above 7 feet to avoid creating “visual barriers.”
Red Flag Signs:
- Bushes obscuring first-floor windows
- Trees hanging over perimeter fences
- Plants obstructing signage or building numbers
Bottom Line: Visibility equals safety. Trim back anything that compromises lines of sight or creates concealment.
🚪 3. Uncontrolled Access = Open Invitation
Security gates that don’t latch. Entry doors propped open with rocks. Shared or outdated keypad codes. These oversights are all it takes to turn a gated community into an unguarded target.
What CPTED Best Practice Says: Control access without creating bottlenecks. Maintain functional barriers, secure entry systems, and limit tailgating.
Red Flag Signs:
- Damaged fencing or entry doors
- Tenants sharing gate codes with delivery drivers
- No visitor registration process
Bottom Line: A gate is only as strong as its weakest habit. Physical security begins with access control.
🎥 4. Lack of Real Surveillance = Zero Deterrence
Camera systems are only effective if they’re functional, visible, and monitored. Dummy cameras and outdated DVRs don’t fool anyone anymore—especially not criminals.
What CPTED Best Practice Says: Surveillance should be strategically placed, well-lit, and actively reviewed. Footage retention must meet practical and legal expectations.
Red Flag Signs:
- Cameras with dirty lens or disconnected wires
- No signage warning of video surveillance
- No clear policy on who reviews footage
Bottom Line: Don’t just install cameras — use them effectively. Otherwise, you’re giving residents a false sense of security and opening the door to lawsuits.
🧱 5. Neglected Maintenance = “No One’s Watching”
Graffiti, broken locks, trash accumulation, and crumbling infrastructure all send a clear message: This place is not cared for. And criminals take note.
What CPTED Best Practice Says: Regular maintenance supports territorial reinforcement and image management. Clean, cared-for spaces discourage unwanted behavior.
Red Flag Signs:
- Graffiti that stays up for weeks
- Potholes and damaged fences
- Overflowing dumpsters and dim hallways
Bottom Line: Cleanliness and upkeep are psychological deterrents. A well-maintained property shows criminals that residents and management are alert and involved.
Why These Red Flags Matter Under Florida Law
Under Florida Statute 768.0706, property owners can be held presumptively liable for certain criminal acts if they fail to implement “affirmative safety measures.” Ignoring the red flags listed above doesn’t just increase risk—it may cost you in court.
A professional CPTED assessment from a qualified security practitioner documents your efforts, identifies risk areas, and creates a defensible plan for mitigation. That’s not just peace of mind — it’s proactive risk management.
✅ Ready to Protect Your Property — and Your Reputation?
Florida Security Assessments, LLC proudly serves apartment complexes, HOAs, and multifamily properties throughout the state with CPTED-based evaluations tailored to your needs.
Whether you’re preparing for litigation defense, boosting property value, or creating a safer community for residents, we’re here to help.
Want to weigh in? Contact us to discuss your property’s security needs or share your perspective.
📅 Schedule Your CPTED Security Assessment Today
