When buying an off-the-plan property in NSW, most buyers focus on the aesthetics and functionality of their future home. However, security concerns can be just as important—if not more so. Poor security design, a lack of safety features, or location-related security issues can lead to a range of problems, from break-ins and theft to tenant dissatisfaction and reduced property value.
Off-the-plan buyers often don’t fully experience the security challenges of their new property until after moving in. Inadequate security measures, such as poor-quality locks, insufficient surveillance, or poor lighting in shared areas, can create vulnerabilities that criminals exploit. Moreover, properties located in high-crime areas or with shared facilities, such as underground parking or open lobbies, can make residents feel unsafe. For investors, these security issues can make it difficult to attract tenants or sell the property at a competitive price.
In this article, we’ll explore how security issues can impact off-the-plan developments in NSW, share a real case where inadequate security led to tenant dissatisfaction and financial loss, and provide strategies for evaluating security before committing to an off-the-plan property.
1. Inadequate Building Security Systems
Many off-the-plan developments fail to include adequate security systems such as CCTV cameras, intercom systems, or alarm systems. Without these, both common areas and individual units are more vulnerable to break-ins and vandalism.
2. Poor-Quality Locks and Windows
Low-cost or poor-quality locks and windows can be easy targets for criminals. Weak door locks, sliding doors without proper security measures, and windows that do not close securely can all increase the risk of burglary.
3. Lack of Security in Shared Spaces
Shared spaces such as underground car parks, lobbies, gyms, and stairwells are often vulnerable areas if not properly secured. Insufficient lighting, open access, and poor visibility can make these areas attractive to criminals.
4. High-Crime Area Location
Properties located in areas with high crime rates are more likely to experience security problems. Buyers who are unfamiliar with the area may not realize the extent of local crime until they move in and start facing break-ins or vandalism.
5. Unmonitored Entry Points
Off-the-plan developments with unmonitored or poorly controlled entry points, such as unsecured building entrances or gates, are at higher risk of unauthorized access. Without security staff, electronic access systems, or adequate surveillance, it can be difficult to prevent unwanted visitors.
Security issues can lead to a range of financial and legal problems for off-the-plan buyers:
Introduction
In Williams v ABC Developments [2020] NSWSC 1473, a group of buyers in a new off-the-plan apartment complex in Western Sydney faced financial losses and tenant dissatisfaction due to inadequate security features in the development. This case demonstrates how poor security can lead to serious financial and safety concerns.
Executor’s Mismanagement
The buyers had purchased apartments in an off-the-plan development marketed as a luxury living experience with top-tier amenities. However, after moving in, residents began experiencing a series of break-ins and thefts in both their apartments and shared spaces, including the underground car park and storage units. The building’s security features, such as CCTV cameras and electronic access systems, were either missing or malfunctioning, making the property vulnerable to unauthorized access.
The developer had not properly addressed these security concerns during construction, and many residents felt unsafe in their own homes. Several buyers and tenants experienced theft, and some even reported confrontations with intruders in poorly lit areas of the building.
Frustrated by the ongoing security issues, many residents contacted the developer to demand improvements to the building’s security systems. However, the developer claimed that they had met all basic security requirements and that the break-ins were beyond their control. Several residents sought legal advice, hoping to hold the developer accountable for failing to provide adequate security measures.
As tenant dissatisfaction grew, many tenants chose not to renew their leases, leaving the property with high vacancy rates. Investors faced extended periods without rental income, while owner-occupiers struggled to sell their apartments due to the property’s reputation for poor security.
Several buyers filed a class action against the developer, arguing that the building had been marketed as secure but did not meet basic security standards. They sought compensation for the financial losses they had incurred due to theft, property damage, and the high cost of securing the building with additional measures such as installing new locks and CCTV cameras.
The court reviewed the evidence, including reports from security experts and the experiences of the residents. While the judge acknowledged the security issues, the court found that the developer had not violated any specific legal requirements, as the building met the minimum safety standards required by NSW law. The buyers were not awarded compensation for their financial losses.
The financial consequences for the buyers were significant. Many faced losses due to the cost of repairing damage caused by break-ins and installing additional security features. Investors reported prolonged vacancy periods and reduced rental yields, while owner-occupiers saw their property values stagnate due to the security issues. Some buyers experienced losses of $15,000–$30,000 due to theft and high vacancy rates. Despite these losses, the court did not award compensation, leaving the buyers to cover the costs themselves.
Government Resources
Non-Profit Organisations