Ontario's condominiums often symbolize the best of modern living, offering residents a sense of community and security. However, recent trends have revealed deep cracks in this facade, particularly concerning the state of security personnel within these complexes.
With Boards looking to cut expenses and re-balance the financial impact of post-pandemic costs for residents, it’s tempting to turn attention to services contracts and demand contract fee freezes/reductions without considering the short- and long-term impact this may have on the staff serving your condominium.
When it comes to security and concierge services in your condo, just how much does money matter? What do boards need to know to avoid being penny-wise and pound-poor?
In this part of our series, we’re sharing the insights of Paul Carson (Vice-President at Regal Security), who’s shedding light on the critical issue of pay versus expectations for security guards serving Ontario’s condominium industry.
The Race to the Bottom in Ontario’s Condominium Security Industry
A key concern highlighted by Carson is the prevailing "race to the bottom" in the security industry, where low wages threaten both service quality and retention rates. While Ontario’s minimum hourly rate is at $17.20 as of October 1st, Carson doesn’t believe that paying security guards minimum wage is in anyone’s best interest (and we agree!). He advocates for appropriate compensation structures, with incremental increases based on experience, and has the statistics to demonstrate the long-term value that better pay brings to condominium corporations across Ontario.
While condo managers and boards may think that security guards and security companies are easily replaceable, it can be quite a reality check to realize that it may be the condominium itself that is most replaceable to individual security guards - especially if the condo’s contract only allows for minimum wage. Think of it this way: the only way that a guard can go is up from the minimum, so they are likely less inclined to put their best efforts forward, or to not look for other condominiums that are likely to pay more.
How Long You’ll Keep Your Guard Largely Depends on What You’re Paying Them
Carson's carefully collected pay scale reflects the correlation between pay and retention, urging condo managers and board members to recognize the value of investing in skilled guards. He uses the “good, better, best” approach when suggesting what condo corporations should consider paying based on how important guard retention is to their community.
Good: At the minimum wage of $17 per hour, you can expect to keep your security guard for 1-5 months… this level of turnover comes with steep learning curves and an overall lack of knowledge about the condominium corporation and its community.
Better: Just a bit more, $17.50 - $18.50 per hour, can keep a security guard’s attention for about 5-15 months (let’s call it nearly a year, on average), which is a significant impact for only a bit of extra change.
Best: However, a few dollars more ($18.50 - $20.25 per hour) provides clear reliability to condos, enticing security guards to stay for 16-24 months… which is between 1-2 years! The icing on the cake? $20.50, just $3 per hour above minimum wage, can often incentivize security guards to stay for 2+ years in your condo corporation, which is a whole lot of bang for your buck in terms of knowledge with your corporation.
Think how quickly they may recognize who is, and isn’t, supposed to be there, and how that can prevent intruders from jeopardizing the safety of residents. Or, should an emergency situation happen, their familiarity with the building and its protocols will be instrumental in assuring a proper response.
"If you take care of your guards, they'll take care of your building," Carson asserts, underlining the symbiotic relationship between investment in security personnel and the overall safety of the condominium community.
As more boards are looking to cut cents in the race to the bottom, Carson stresses the importance of deeply considering whether that move makes sense, and what else boards are cutting alongside those dollars. Carson emphasizes the need for collaboration between security providers, property management, boards, and residents to establish clear service expectations and the appropriate remuneration that is in line with both the short- and long-term needs of the corporation and its community.
What’s Experience Worth?
When establishing the appropriate remuneration for security personnel, it’s also important to consider the guard’s experience.
Generally, Carson suggests this experience-based pay scale (keeping in mind the minimum wage of $17.20 hourly as of October 1, 2024): 1 year of experience - add $2 hourly, 2 years of experience - add $4 hourly, 3 years or more of experience - $30+ per hour.
In Search of Service: Tendering a Request for Quote/Proposals (RFQ/RFP) to Security Guard Companies
Now that Carson has provided condo managers and boards with a good idea of what the corporation’s budget will afford them, it’s time to submit an RFQ/RFP so that security guard companies can bid for the corporation’s contracts.
Did you know that you can find security guard companies on Stratastic’s vendor directory, My Condo Vendor?
When reviewing RFQ/RFPs, Carson believes that boards should automatically eliminate the most and least expensive bids in order to have a clearer picture of the overall competition.
It’s also worth noting that working as a security guard is a regulated profession, and requires the appropriate security guard license.
Navigating Complex Expectations:
In a climate of escalating incivility within condominiums, security personnel often find themselves on the front lines of harassment, assaults, and intimidation. Carson underscores the importance of honest dialogue and equitable enforcement of rules to address these challenges effectively. Moreover, he questions whether guards should have access to defensive tools like tasers, prompting a crucial conversation on safety protocols and liability concerns.
Speaking of liability concerns, condo boards may be in for yet another unpleasant Condoland surprise.
“There’s an illusion that hiring externally [such as through a contracted security guard company] creates a ‘wall of protection’. This is not the case.” - Paul Carson, Vice President at Regal Security.
With more and more incidents involving security guards, condo managers and boards should beware of their role and responsibility in ensuring the safety and security of their corporation’s guards.
Unveiling the Hidden Risks and Realities that Security Guards Face in Condominiums:
Despite the prevalence of security incidents and current disturbing news about violence against guards, Carson suggests that many go unreported, posing a dilemma for companies and condo corporations tasked with maintaining order and safety for their staff. He emphasizes the need for transparency and accountability, cautioning against the illusion that external security contracts absolve others of liability. By fostering open communication and a culture of safety, condominium communities can confront these issues head-on, safeguarding both residents and security personnel.
“Ultimately, there has to be some partnership with security”, Carson states, and “there has to be reasonableness”.
Again, we agree. Security is vital to maintaining the safety of condominium communities across Ontario, and this relationship deserves to be treated with the utmost respect and consideration by all Condoland citizens.
Conclusion:
As Ontario's condominiums grapple with the complexities of security provision, Paul Carson's insights serve as a clarion call for meaningful reform. By prioritizing partnership, fair compensation, and proactive safety measures, our collective condo community can fortify the foundation of trust upon which vibrant condominium communities thrive. In our last article of the series, we'll explore deeper into the issue of harassment and violence towards security guards in condominiums, and how we can come together to foster a culture of resilience in the face of emerging threats.
Stay tuned for tomorrow's blog on the troubling trend of harassment and violence against security guards in Ontario condominiums and the overall industry.
-Stratastic Inc.
P.S. Don’t miss the conclusion to this important series! Register now (it’s free)!
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