Strata & Condo Security

What Kelowna Property Managers Need to Know

Multi-unit properties come with security challenges a single-family home simply doesn’t have. Shared entrances, common areas, high resident turnover and constant visitor traffic all make strata and condo security a different problem to solve — and a more complex one to get wrong. For Okanagan property managers and strata councils, getting it right matters for resident safety, liability and the building’s bottom line.

The Security Challenges Unique to Strata Properties

• Shared entrances and common areas that need coverage without infringing on residents’ privacy
• Frequent resident turnover, which means access credentials need to be easy to issue and revoke
• Package theft in lobbies and mail rooms, a growing complaint in multi-unit buildings
• Parkade and garage security, often the most overlooked area in older buildings
• Visitor and contractor access that needs to be tracked without becoming a hassle for residents
• Aging fob or key systems that were never designed for today’s security expectations

Access Control: Fobs, Cards and Mobile Credentials

Most strata buildings still rely on basic fob or key systems installed years ago. These systems can be difficult to manage — lost fobs are a security gap until they’re deactivated, and there’s often no real record of who entered a building and when. Modern access control lets a property manager issue and revoke credentials instantly, track entry activity by unit, and integrate with intercoms and mobile apps so residents can manage guest access themselves.

Common Area and Parkade Cameras

Lobbies, mail rooms, elevators and parkades are the areas most likely to see incidents — and the areas where a strata council carries the most liability if something happens and there’s no footage to review. A well-designed camera system for a multi-unit building focuses coverage on entry points, common areas and parking, integrated so property management can review footage without needing to be technical.

Strata councils have a duty of care to residents. When an incident happens in a common area, having reliable camera coverage and access records isn’t just useful — it’s part of managing the building’s liability.

Why This Matters for Insurance and Liability

Strata corporations carry insurance obligations that individual homeowners don’t. A documented, monitored security system in common areas can support a strata’s due diligence if an incident leads to an insurance claim or a liability question from a resident. It’s a consideration that’s becoming more relevant as insurers pay closer attention to how buildings manage risk in shared spaces.

What We Look for When We Assess a Building

Every strata property is different, based on its age, layout and how it’s currently secured. When AVS assesses a multi-unit building, we look at:

• Where the current access control and camera coverage gaps are
• Whether existing wiring and hardware can be upgraded or need to be replaced
• How visitor and contractor access is currently handled
• What reporting the property manager and council actually need day to day
• How the system integrates with existing intercom, concierge or building management tools

AVS currently works with a number of property management companies and strata corporations across the Okanagan, and we understand the practical realities of upgrading security in an occupied building — minimizing disruption to residents while the work gets done.