One Report. One Meeting.
One Clear Security Decision.
An independent, third-party security report for your next decision meeting. We don't sell what we audit.
We read your contracts, logs, and complaints, then walk your property day and night. Your decision group gets one short report: what you're paying for, what the records and the property review show, and whether to keep, tighten, or replace. One 10 to 20 minute meeting. We call it a Board Protection File™.
Built for 50–225 unit communities in New Jersey. Takes about 14 days and roughly 60 minutes of your time. Advisory only. No guards or patrols.
Built for New Jersey multifamily communities that want proof, not stories.
"That level of detail is not something we typically receive."
Property Manager, 169-unit community, New Jersey
Built for New Jersey property managers and the decision groups they answer to · 50–225 units
Why security meetings feel stuck
If your security agenda item takes 45 minutes and still ends in "let's just renew," this is for you.
You're paying a vendor every month. Residents still complain at night. Reports are thin. Logs are messy. And when the decision group meets, you get stories, not proof.
The worst time to find a coverage gap is after the incident.
You don't need another quote or "free audit." You need one clean, board-ready file that lets your leadership say, in 10 to 20 minutes: What are we paying for? What do the records and the property show? Do we keep, tighten, or replace this cycle?
You can see the invoice. You can't see what it bought.
Complaints from the same night areas, over and over
Long security agenda items that end in "let's just renew"
No simple story you can put in the minutes
You don't have a security problem. You have a clarity and records problem.
The two numbers your decision group will see first
Every audit produces two plain-English measurements. Page one of your Board Protection File™ leads with both.
Picture your next security decision meeting.
Security is item three on the agenda. You open one Board Protection File™.
Page one: a clear Security Score, a vendor letter grade, and a recommended path: keep, tighten, or replace.
A short "for the minutes" paragraph you can read out loud.
Labeled, time-stamped photos from the day and night walk, showing exactly where the property is exposed, drawn from 250+ GPS-stamped images captured on site.
A rear building door. The handle is stuck in the down position, so the latch cannot catch and the door does not secure.
Date and time are stamped at capture, not added later.
A 90-day checklist with owners and dates already filled in.
The discussion stays calm. The decision group asks a few focused questions, looks at the grade, and votes in 10 to 20 minutes.
Residents get a clear one-pager explaining what you checked and what's happening next.
Four steps. One clear outcome.
Total time from you: about 60 minutes across 14 days.
Everything inside your Board Protection File™
Every document does three jobs: makes the next security decision faster, takes work off your plate, and leaves clear records if anyone ever asks.
Two kits. 12 documents. One packet.
Decision Kit
6 documents for the meeting
Board Protection Summary Memo
Your Security Score, vendor letter grade, and the keep / tighten / replace call.
Vendor Scorecard: Promised vs Documented
Incident & Complaint Summary
Key Photo Proof Brief
90-Day Action Plan & Board Motions
Board Packet Checklist & Cover Sheet
Communication Kit
6 documents for the follow-through
NJ Board Duty-of-Care Cheat Sheet
A plain-English rundown of the oversight areas a NJ board should be tracking.
Board Self-Check Quiz
Vendor Conversation Kit
Security RFP / Scope Template
A ready-to-send request if the board decides to replace the vendor.
Resident-Facing One-Pager
Annual Recheck Credit Voucher
Everything arrives as one organized digital packet, ready to drop into your leadership materials.
12 documents. One file. One meeting. Less work for you. More clarity for everyone else.
Our Clarity & On-Time Safeguards
Standard on every engagement. Not fine print. Front and center.
Clarity Guarantee
After we present the Board Protection File™, if your leadership does not agree that they:
See real risk areas more clearly
Understand the vendor's performance better
Know what to focus on in the next 90 days
You do not pay the second half.
On-Time Packet Guarantee
We agree in writing on your key decision date and your packet delivery date.
If we do not deliver the full Board Protection File™ by that date, and you provided documents and access on time:
You keep everything and do not pay the second half.
All we need from you: documents within 5 business days, timely site access, and one 30 to 45 minute review call.
If we don't deliver what we promised, when we promised it, you don't pay the second half. Simple as that.
A break-in didn't define this community.
What they did next did.
After a vehicle break-in, this 169-unit New Jersey community's management made a choice. Instead of guessing or just renewing the contract, they brought in independent eyes to see exactly where they stood. That's not a community with a problem. That's a team getting ahead of one.
A well-run community can still have blind spots. The difference is whether you find them on purpose, or after something happens. A Board Protection File™ shows you exactly where you stand.
Is this a fit for your community?
Ideal Fit
| ✓ | 50–225 unit HOA, condo, or multifamily community |
| ✓ | Located in New Jersey |
| ✓ | Spends real money on security, whether that's a vendor, cameras, or both |
| ✓ | Has a decision group and a renewal within ~12 months |
Not a Fit
| ✕ | Properties with no current security budget |
| ✕ | Communities outside New Jersey |
| ✕ | Sites that want guard staffing or patrol services |
Frequently asked
Do you replace our security vendor?
No. We are an independent oversight and advisory service. You keep full control over whether to keep, tighten, or replace your vendor.
Will this create drama with our vendor?
We position everything around "what the records show" and "reasonable steps," not blame. You also get a Vendor Conversation Kit so discussions stay factual and calm.
How much time does this take from the property manager?
About 60 minutes total across 14 days: sending documents, a short intake, and one review call. We do the heavy lifting.
Is this only for high-crime or problem properties?
No. It works just as well for a stable, well-run community: run it to confirm things are working, tighten weak spots, and show residents you're being proactive, the same way you'd run a financial audit even in a good year.
What if we don't have good logs or records?
We work with what you have and clearly mark where records are thin. Missing data is itself a finding, and one your leadership should know about.
Can we see an example before we decide?
Yes. In April 2026 we completed an independent security report for a 169-unit community in New Jersey. It documented 45 findings across 7 zones, including zero camera coverage where a vehicle break-in occurred. Before the call, I send you two photos taken for that report and what the property manager there said about it.
Is this a legal document?
No. It's a practical decision file, not legal advice. It gives whoever leads the community next a clear record of what was checked, what was found, and what was decided.
Ready to see real work first?
Share one property and your next decision date. I send you two photos taken for a report I delivered and what the property manager there said about it. Then a 10-minute call to see if a Board Protection File™ makes sense this cycle.
No board vote needed for this step. No commitment. No documents on the call.
We only take on 2 new Board Protection Files™ per month to keep delivery tight.
NeighborGuard Security is a New Jersey-based security oversight firm for HOA, condo, and multifamily communities. We turn contracts, logs, complaints, and a day and night walk of your property into one clear security file your leadership can actually use.
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