Selecting a security company for your homeowners association is one of the most important decisions your board will make. The right partner protects residents, preserves property values, and gives your community peace of mind. The wrong choice can lead to liability exposure, resident complaints, and wasted budget.
This guide will walk you through exactly what to look for when evaluating security companies for your South Florida HOA.
Start with Licensing and Insurance
Before evaluating anything else, verify that any security company you consider is properly licensed and insured in Florida.
Required Credentials
Every security company operating in Florida must hold a Class B Security Agency License issued by the Florida Department of Agriculture and Consumer Services. Individual guards must hold Class D (unarmed) or Class G (armed) licenses. You can verify any company’s license status on the Florida DACS website.
Insurance Requirements
Reputable security companies carry general liability insurance of at least one million dollars, workers’ compensation coverage for all employees, and professional liability or errors and omissions insurance. Request certificates of insurance and verify they are current before signing any contract.
💡 Pro Tip: If a security company cannot immediately provide proof of licensing and insurance, move on. This is non-negotiable.
Evaluate Their Experience with HOAs
Security for residential communities is fundamentally different from guarding a warehouse or retail store. Your security company should understand HOA operations including board structures, meeting protocols, and decision-making processes. They should be familiar with Florida HOA and condominium laws, resident expectations for service and communication, access control for guests, vendors, and delivery services, and common area monitoring and amenity oversight.
Ask potential companies how many HOAs they currently serve and request references from communities similar to yours in size and location.
Assess Guard Quality and Training
Your security guards will interact with residents daily. Their professionalism directly reflects on your community.
Key Questions to Ask
Find out what their hiring process and background check procedures involve. Ask about training programs beyond state minimums and how they handle guard supervision and accountability. Understand what happens if a guard calls out sick or fails to perform, and learn about their uniform and appearance standards.
Training Beyond the Basics
State-mandated training covers fundamentals, but quality security companies provide additional training in customer service and resident relations, de-escalation and conflict resolution, emergency response procedures, technology systems like access control and cameras, and property-specific protocols.
Review Their Technology and Reporting
Modern security companies use technology to improve accountability and communication.
Look For
Essential technology includes GPS-tracked patrol verification so you know guards actually complete their rounds. Real-time incident reporting with photos and timestamps keeps you informed immediately. Digital daily logs accessible to board members provide transparency. Communication systems for guards and management ensure coordination.
Ask to see sample reports from other properties. Reports should be clear, professional, and detailed.
Understand Their Pricing Structure
Security is not an area to choose the cheapest option, but you should understand exactly what you are paying for.
Pricing Considerations
Get clarity on hourly rates versus monthly contracts and what happens if you need to change hours or coverage. Understand overtime policies and holiday rates, whether uniforms and equipment are included, and contract length and termination clauses.
Be wary of quotes that seem significantly lower than competitors. Low prices often mean undertrained guards, high turnover, or cut corners on insurance and supervision.
Check References and Reputation
Any reputable security company should readily provide references from current clients.
What to Ask References
Ask how long they have worked with the company and whether guards show up on time and in proper uniform. Find out how the company handles problems or complaints and whether they would recommend the company to other HOAs.
Also check online reviews on Google and industry-specific platforms, but remember that security companies may have fewer reviews than consumer businesses.
Red Flags to Avoid
Watch for warning signs when evaluating security companies. Be cautious of companies that cannot provide license verification immediately, offer prices dramatically below market rates, have high guard turnover, are unwilling to provide references, use vague contract language, or lack local presence or supervision in South Florida.
Questions Your Board Should Ask
When meeting with potential security companies, have your board ask how they handle emergency situations and after-hours issues. Find out what their average guard tenure is and how many guards they would rotate through your property. Ask what happens if your community is unhappy with a specific guard and how they ensure guards are actually patrolling rather than sitting in one spot. Finally, confirm whether they have experience with Florida’s 2024 and 2025 HOA compliance requirements.
Making the Final Decision
After evaluating multiple companies, narrow your choice based on proper licensing and insurance verification, demonstrated HOA experience, quality training programs, modern technology and reporting, transparent pricing, strong references, and local presence in South Florida.
Consider starting with a shorter initial contract period to evaluate performance before committing long-term.
Need Professional Security for Your Property?
Truman Security provides licensed, insured security guards throughout Miami-Dade and Broward Counties.
📞 Call (786) 607-8866 or Request a Free Quote at trumansecurity.com
