Implementing CPTED on Multifamily Property: A Strategic Approach for Florida’s Real Estate Stakeholders

In Florida’s dynamic real estate landscape, multifamily properties represent a significant segment, catering to the state’s growing population and housing demands. 

According to the Florida Realtors Association, multifamily production continued at the strong pace that began in 2020. In 2023, Florida added 354 multifamily developments with 10 or more units, for a total of 50,547 new apartments, and 1,199 smaller multifamily developments (2,467 units).

With the enactment of Florida Statute 768.0706, which incorporates CPTED (Crime Prevention Through Environmental Design) principles, property owners, developers, investors, and builders are increasingly recognizing the importance of CPTED assessments. These assessments not only enhance resident safety but also mitigate liability risks associated with criminal activities on the premises.​

The Prevalence of Multifamily Properties in Florida

Florida’s multifamily housing market continues to experience notable growth, driven by factors such as population influx and urbanization. Between April 2020 and July 2022, Florida’s population grew by over 700,000, increasing demand for multifamily housing. This demand resulted in the construction of nearly 195,000 new units. 

Data from the Shimberg Center indicates that in 2015, there were 433,872 occupied multifamily units, accounting for 38% of the state’s housing stock. Nowhere is that more evident today than in the Orlando metropolitan demographic market area (DMA). 

Orlando Leads the Way in Multifamily Housing Development

Orlando is currently the top-ranked multifamily market in Florida. As of Q4 2024, its development pipeline remains among the most elevated in the U.S. 

In addition to the units finished in the previous year, more than 90% of which were Class A units, another 15,000 units are currently under development across the market. The 13,000 units absorbed in Orlando during the last year account for around 2.5% of total multifamily absorption in the United States, or more than one out of every 50 units nationwide.

Aging Multifamily Properties: A Focus on Structures Over Three Years Old

A significant portion of Florida’s multifamily housing stock comprises structures over three years old. 

The devastating collapse of the Champlain Towers in Surfside, Florida, on June 24, 2021, which resulted in 98 resident deaths, ushered in a new legislative priority for safety and predictive maintenance requirements for aging multifamily structures. CPTED legislation emerged from this renewed focus on all aspects of property safety, emphasizing crime deterrence and reduced risk exposure through design and infrastructure.

This aging inventory underscores the necessity for property owners to assess and enhance security measures with guidance from CPTED certified  security professionals, ensuring compliance with current standards and safeguarding residents.​

Understanding CPTED on Multifamily Property and Its Application

Crime Prevention Through Environmental Design (CPTED) is a strategic approach that leverages the built environment to deter criminal behavior. By integrating natural surveillance, access control, territorial reinforcement, and maintenance, CPTED aims to reduce crime opportunities and promote a sense of security among residents.​

Implementing CPTED principles on multifamily property involves:​

• Natural Surveillance: Designing landscapes and lighting to maximize visibility, enabling residents and passersby to observe the property easily.​
  
• Access Control: Utilizing physical barriers, such as fences and controlled entry points, to restrict unauthorized access.​
  
• Territorial Reinforcement: Clearly defining property boundaries through signage and landscaping, fostering a sense of ownership and vigilance among residents.​
  
• Maintenance: Ensuring the property is well-maintained to signal active management and deter potential offenders.​

Florida Statute 768.0706: Legal Implications for CPTED on Multifamily Property Owners

Enacted in March 2023, Florida Statute 768.0706 offers multifamily property owners a presumption against liability for criminal acts committed by third parties on their premises, provided specific security measures are implemented. Key requirements include:​

1. Security Cameras: Installation of surveillance systems at entry and exit points, with footage retained for a minimum of 30 days.​
   
2. Lighting: Adequate illumination in parking lots, walkways, and common areas from dusk until dawn.​
   
3. Locks and Peepholes: Deadbolts on doors, locking devices on windows, and peepholes on doors without adjacent windows.​
   
4. Pool Access: Secured access to pool areas with locking mechanisms.​
   
5. CPTED Assessment: A formal assessment conducted within the past three years by a qualified professional.​
   
6. Employee Training: Regular training for employees on crime deterrence and safety measures.​

Compliance with these measures not only enhances resident safety but also provides legal protections for property owners against certain liabilities. ​

The Role of CPTED in Reducing Liability Risks

Implementing CPTED strategies can significantly reduce liability risks for multifamily property owners. By proactively addressing environmental factors that contribute to criminal behavior, property owners demonstrate due diligence in providing a safe environment. This approach helps property owners reduce negligence claims related to criminal incidents.​

Moreover, CPTED measures can enhance property value and appeal, attracting tenants who prioritize safety and contributing to higher occupancy rates.​

Challenges and Considerations in Implementing CPTED on Multifamily Property

While the benefits of CPTED are evident, property owners may encounter challenges in implementation, including:​

• Financial Constraints: Upfront costs associated with security enhancements and assessments.​
  
• Regulatory Compliance: Navigating complex building codes and legal requirements.​
  
• Resident Engagement: Encouraging community participation and adherence to new security protocols.​

Addressing these challenges requires strategic planning, collaboration with security professionals, and an ongoing commitment to property maintenance and resident education.​

CPTED on Multifamily Property Is a Strategic Investment for Owners, Developers, Investors, and Builders

For Florida’s multifamily property stakeholders, integrating CPTED principles on multifamily property is not merely a legal obligation but a strategic investment in resident safety and property value. As the state’s housing landscape evolves, prioritizing proactive security measures will be paramount in fostering secure, thriving communities.​

By embracing CPTED, property owners, developers, investors, and builders can navigate the complexities of legal compliance, enhance tenant satisfaction, and contribute to the broader goal of crime prevention within Florida’s multifamily housing sector.

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