What is CPTED?

CPTED stands for Crime Prevention Through Environmental Design.  It is a multi-disciplinary approach by integrating natural security measures into the community in a seamless manner to help create a protective community, increase the chances of crime being seen by legitimate citizens, and making it uncomfortable for a criminal’s ability to commit crime. CPTED helps to optimize creating an environment that promotes positive behavior and deter negative behavior.

Who benefits from CPTED?

Everyone benefits from CPTED.  The principles of CPTED help to enhance safety, reduce crime, improve quality of life by reducing fear of crime, encourages community engagement, reducing cost associated with crime and vandalism, and economic benefits by attracting more clients or customers.

How is CEPTED used?

CPTED is used for homes, apartments, condominiums, schools, recreational parks, offices, warehouses, shopping centers, houses of worship, and any facility or structure where people gather to live, work, learn, worship, and play. CPETD is used by owners, architects, design teams, law enforcement, officials, and security professionals when reviewing site or site plans for existing buildings, new construction, major modernizations, and property that will be purchased or leased.

How does CPTED use the natural environment for safer communities?

CPTED utilizes windows, lighting, landscaping, fences/walls, art, and other features to maximize basic CPTED principles in a “natural” manner.

  • Natural Surveillance is designing spaces that create unobstructed views at safe distances.
  • Natural Access Control is the strategic design that physically guides people through space.
  • Territorial Reinforcement are visible cues making it clear that the space is owned, cared for, and defended by someone.
  • Maintenance is caring for the property in a manner that fosters a sense of community pride and vigilance against criminal behavior.
  • Social Management is creating an environment that encourages legitimate use by legitimate users to occupy a space, build positive social interaction, and increases more eyes (natural surveillance).

What is the purpose of a CPTED Assessment?

CTPED Assessments identify the positive areas of the facility’s current environment and areas that need improvement.  Areas needing improvement will identify what corrective actions are needed to help the owner or principal operator make informed decisions on how to make the environment safer. Common issues needing corrections may include but are not limited to,

  • Natural surveillance obstructions (blind spots and hiding places) in hallways, stairwells, parking lots, recreational areas and amenity areas created by overgrown trees and shrubs, poor lighting, and barriers.
  • Natural access control does not have well-marked entrances and exits, signage, landscaping, and fence designs that would naturally direct traffic flow to desired space and keep them away from restricted space.
  • Territorial space that has an ill-kept or unwelcoming appearance, does not have well defined marked boundaries to distinguish where the private, semi-private, and public spaces start or finish, or what activities the space was intended for.  
  • Maintenance upkeep is not efficient in keeping the facility clean, overgrown landscaping, poor or inoperable light fixtures, and visible signs of crime such as broken windows and graffiti.
  • Social activities have not been developed or managed efficiently allowing the space to be taken over by illegitimate users.

Why did Florida create a multifamily residential property safety and security law?

F§ 768.0706 was passed as part of HB 837 relating to civil remedies which includes protection from liability for the owner or principal operator of a multifamily residential property if certain enumerated security actions are taken. However, property owners and principal operators, including condominium associations, should reach out to their attorneys for guidance.  The law comes into effect January 1, 2025.

What are the three requirements under F§ 768.0706?

  1. Under F§ 768.0706 (2)(a), the owner or principal operator of a multi-residential property implements seven listed security measures:
    • Security cameras.
    • Lighted parking lot.
    • Lighted walkways, laundry rooms, common areas, and porches.
    • Door Locks.
    • Window and sliding door locks.
    • Pool gates and locks.
    • Peep-hole or door viewer.
  2. Under F§ 768.0706 (2)(b), by January 1, 2025, the owner or principal operator of a multi-residential property has a CPTED Assessment conducted by law enforcement or a Florida CPTED Practitioner every three years.
  3. Under F§ 768.0706 (2)(c), by January 1, 2025, the owner or principal operator of a multi-residential property provides property crime deterrence and safety training to its current employees and after January 1, 2025, provide training to new employees within 60 days of their hire date.

What is not CPTED?

CPTED is not a “stand alone” resolution or intervention. CPTED is best utilized as part of a problem-solving or planning process to which goals extend beyond crime prevention in improving overall quality of life and creating new opportunities.

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