This column will give important guidelines to make an intervention in existing projects and make renewal of technology in Electronic Security in an efficient and fruitful way for all parties involved.
By Germán Alexis Cortés Hdez.*
For a couple of years now, I have made several designs of security and control systems in buildings, in buildings that already have equipment operating. I still do not know, if it is a coincidence or if the time has come to renovate technology inside office buildings.
Updates at the Technology level will always be welcome. This service is known in the USA, under the term "Retrofit" and is widely used in other sectors.
In Latin America it is not a well-known activity and I want to tell you the benefits and points to take into account, if you decide that the time has come, to update your electronic security systems.
Yes you can
I must say that, although for my team, it has been a very good experience, for the accounting of the company it has been a bit frustrating, this type of projects.
The time and details invested are almost triple the employee in a new project. The considerations to be taken into account are multiplied by five. The inconveniences on site, per cent. Simply caused by improvisations and lack of accurate knowledge, for example: discovering that the ducts and spaces are not really as we thought.
Getting the countless situations right with the residents of the private areas, have generated a much more complex task, than had been planned.
And what about the estimated budget?, It has "climbed terribly" so much unforeseen and sometimes, with sincerity and even shame, leads us to lower our heads and ask ourselves: how is it possible that no, we have realized all that?
Learning along the way, it costs a lot; but that is precisely what this article seeks, – to help you – so that the same thing does not happen to you.
Why renew?
The administrators of a condominium or property where a horizontal property regime operates, -of those where there are private areas and communal areas-; little by little they have understood that electronic security systems, elements for monitoring and control of equipment and all systems for energy saving, really are an excellent help for their work of "managing" co-ownership.
Although at first everyone saw this investment as a simple expense, today they are aware of its great usefulness and value its correct operation very much.
However, many of the systems that already exist can actually be modernized. Let's clarify initially that we are not saying that they do not work properly, but that there are much better, with more utilities, more efficient and modern. Whether it's to show off a little or really to find better features, condominium administrations decide to improve their systems and obviously want to install the most modern systems at that time.
Managers, too, see how their investments failed to meet all initial needs and how security equipment (while useful and efficient) could have been purchased and used much better.
Only over time, plus a hint of frustration, disappointment and anger, is it understood that the cheapest is not the best. And that definitely to satisfy the most demanding, it is enough to analyze and plan very well.
On many occasions the wishes of managers and owners remain intact: That the video surveillance system captures the images in detail, that the access control system really filters the authorized, that the fire detection system, manages to be 100% functional for a long time and that everything works in an integrated and automatic way ...
That is, in many cases, the administration makes immense efforts to have everything working, but fails to obtain the benefits promised by advisors and integrators. It is the first reason to make a Retrofit: to adjust everything to what was initially wanted, not achieved due to lightness, bad decisions or lack of control.
But it is obvious that they are not going to commit the same problems the first time.
First step
Now they understand and value the benefits of having an expert bedside consultant and know how important it is to follow all the steps of the process, adjusting and correcting in time, all the details.
This involves doing many processes again: Risk analysis, designs, analysis and evaluations of budgets, selection of proponents, fair contracts, civil works and of course, having a working group and installation at the service of co-ownership.
However, this time it is much more complex than the first time. Past experiences must be taken into account, not to make the same mistakes again, to take into account the true needs of co-ownership and the existence of a new and important variable, which generates greater complexity and care: the integration of the new system, to the existing teams.
Additionally, the permanent presence of the entire routine operation of the condominium in both private and public areas, complicates the installation and testing tasks much more.
In many cases the inconvenience caused by the activities of the renovation, imply that the work can only be done at night, but trying to make little noise and a lot of consideration for the neighbors of the area, on other occasions, it can only be used on the weekend. This generates enormous cost overruns in labor and slowness in the work, lengthening the completion time.
So the first step, is simply to get good advice this time. Hopefully a company with a good work team, with experience in the guild and without commercial interests, which unbalance the substantive decisions.
Risk Analysis
It is important to start from a good and up-to-date risk analysis. Normally the risks and situations are not the same as when the co-ownership was built...
Now there may be different neighbors, the access roads may be different, we know for sure the occupation of the property and according to its occupants, we can analyze the real risks and priorities, based on statistics and not on assumptions.
Safety studies and qualitative risk analyses must generate matrices, indicating the situations with the greatest impact and the general orientation to mitigate, reduce, transfer or disappear the risks found.
We recommend that this part of the study be done by personnel graduated from the military forces, with experience in physical security, in the company of a group of engineers, who know about electronic equipment and systems.
Once you know what are the risks that must be mitigated, the Retrofit Process Designer team will be in charge of capturing in plans, specifications and tables, all aspects to modernize the electronic security system.
Expect the second installment of this article in the next edition of THE MAGAZINE VENTAS DE SEGURIDAD (23-2).
*If you wish to contact the author of this article write the emails: [email protected] - [email protected]
