The board agenda
The issues boards bring to us
These are the items that show up in owner emails, at AGMs and in the manager’s monthly report. Each one has a practical security answer, and most of them start with knowing exactly what happened, when, and on which level.
Parcels walking out of the package room
Online orders arrive all day and the room fills faster than residents collect. One unlocked door or a shared fob code and a week of deliveries can disappear.
Concierge logs each parcel on arrival and releases it only to the resident or an authorized person, with the hand-off recorded. Package-room doors are checked on every round, and any missing-item report is matched against the log and the camera timeline the same shift.
Cars broken into on P2 and P3
Underground garages are quiet, poorly watched and full of vehicles. One unwatched night can mean several smashed windows and a lobby full of upset owners the next morning.
Garage rounds at irregular times so no one can learn the pattern, a check that the overhead door closes fully behind each car, attention to people following vehicles in on foot, and same-night reports on burnt-out lights, propped doors and damaged gates.
Short-term rental guests using the building like a hotel
Toronto only allows short-term rentals in a host’s principal residence, and City registration does not override a condominium that prohibits them: a corporation can impose stricter rules or ban them outright.
Guards do not judge who is renting. They observe and record the signs your manager needs: key lockboxes on railings, rotating faces with luggage, fobs handed between strangers. Written, dated observations give the board and its lawyer something firmer than hallway rumours.
Amenity rooms booked for six and used by thirty
Party rooms, gyms, pools and rooftop terraces generate the most complaints per square foot in the building: guest limits ignored, closing times stretched, damage found on Monday.
Bookings checked against the amenity calendar, a walk-through at opening and a closing sweep at the posted time, condition photos before and after private events, and a polite, documented reminder of the rules when guests overstay.
Noise, smoke and odour complaints at 2 a.m.
Since January 1, 2022, the Condominium Authority Tribunal can hear disputes about nuisances such as noise, odour, smoke and vapour, light and vibration. Those cases turn on evidence.
A guard attends the complaint, notes the time, floor, what was heard or smelled and how long it lasted, and records how the resident responded to the request. Your manager gets a clean, time-stamped record instead of two competing memories.
Movers, trades and contractors with the run of the building
Move days and suite renovations bring outside crews through the loading area, the service elevator and the halls, sometimes with a resident’s key and no one watching.
Moves matched to the elevator booking, pads and the corporation’s paperwork confirmed before the first box, contractors signed in and out against the unit owner’s authorization, suite keys logged, and photos of common areas before and after.
Strangers in the stairwells
Tailgaters slip in behind residents at the lobby or follow cars down the ramp, then settle in stairwells, garbage rooms or under the podium.
Acting as the corporation’s authorized agent under Ontario’s Trespass to Property Act, a guard can ask an unauthorized person to leave and call police if they refuse. Every encounter is written up, so repeat visitors and weak doors become visible.
Floor index
The security mix, level by level
Most corporations need some of these, few need all of them. We start from your building’s floors, entrances and history, then price only the coverage that answers a real problem.
Each service runs on written, site-specific post orders built around your declaration, by-laws and rules, so a relief guard on a holiday night follows the same procedure as your regular concierge.
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RF
Rounds
Roof, mechanical & terrace doors
Rooftop and mechanical-room doors checked locked on each round; any propped door or tripped hatch is logged with a photo and reported to the manager.
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AM
Rounds
Amenity floor control
Booking checks, guest limits, closing sweeps and condition photos for the party room, gym, pool and guest suites.
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L1
Staffed post
Concierge security at the front desk
A licensed guard who greets residents by name, registers visitors, manages parcels and keys, watches the cameras and is the first call when something goes wrong.
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LD
Scheduled
Move-in, move-out & contractor control
Loading area and service elevator supervision on booked move days, plus trade sign-in, key logs and common-area damage photos.
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P1
Rounds
Garage & stairwell patrols
Foot rounds through every parking level, stair core, garbage and bike room at varied times, with overhead doors, gates and lighting checked as we go.
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24
Mobile
Overnight mobile patrol
For smaller corporations or the hours after the desk closes: GPS-tracked patrol visits that sweep the perimeter, garage and common areas, and respond when the alarm panel calls.
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CC
Remote
CCTV & video monitoring
Live viewing from the desk or remotely, plus footage review when an incident is reported, handled under your corporation’s camera and privacy policy.
For the board
What to include in your security RFP
A vague request for proposal gets you quotes you cannot compare. Put these points in writing and every bidder, including us, has to answer the same questions.
AScope of coverage
- Hours for each post, and which posts must be staffed around the clock
- A patrol list: every garage level, stair core, roof door and amenity room, with how often each is checked
- Your parcel, key and visitor procedures, so bidders price the real workload
- Move-in, move-out and contractor rules, including who supervises the service elevator
- What happens after hours: who answers alarms, leaks and lock-outs
BThe people on site
- A valid Ontario security guard licence for every guard who works your building
- Current First Aid and CPR
- How new guards are trained on your site before they work a shift alone
- A named relief plan for sick days, vacations and holidays
- How often a supervisor visits and what they check
CAccountability & paperwork
- A sample incident report and shift log, so you see the format before you sign
- How quickly serious incidents reach the property manager
- Proof of liability insurance and WSIB clearance
- A transition plan from your current provider
- An annual review of post orders against your rules
No RFP yet? We will walk the building with your manager and leave you a written scope you can use with any bidder.
Questions from the board table
Condo security FAQs for directors
Item 1
Do we need a 24-hour concierge, or can patrols cover our building?
It depends on the number of units, entrances and garage levels, and on what the owners expect at the door. Larger towers usually justify a staffed desk around the clock; smaller or low-rise corporations often do well with a daytime concierge and overnight mobile patrol. We map the options in the free site assessment so the board can compare them side by side.
Item 2
Can your guards remove trespassers or short-term rental guests?
When the corporation authorizes them, guards act as its agents under the Trespass to Property Act: they can ask someone who has no right to be on the property to leave and call police if that person refuses. Enforcing a short-term rental ban against an owner is a governance matter for the board, the manager and the corporation’s lawyer; our role is to provide accurate, dated observations to support it.
Item 3
How will the board actually see what security is doing?
Every shift produces a digital report with times, locations and photos, and mobile patrols are GPS-tracked. Your property manager receives incident reports as they happen and can pull shift logs whenever the board asks a question about a particular night.
Item 4
We are under contract with another provider. What does switching involve?
Start with the notice terms in your current agreement. We then review the existing post orders, walk the building with the manager, and rewrite the orders around your rules so the incoming team is briefed before its first shift.
Item 5
What will condo security cost our corporation?
Pricing depends on the hours of coverage, the number of posts, the size of the building and what each guard is responsible for. Because the reserve and operating budget is the board’s to protect, we quote line by line so you can see exactly what each layer of coverage adds.
Request form · No charge
Condo corporations, GTA
Request a building security review
We walk the building with your manager or a director, from the roof doors to the lowest parking level, and leave you a written summary of gaps and options.
- Building
- Units, floors, garage levels
- Current coverage
- Desk hours, patrols, cameras
- Top concern
- Parcels, garage, amenities, rentals
- Deliverable
- Written findings & a quote
Prefer email? [email protected]
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