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Risks for logistics real estate

Eckhard Boecker / dsc,

Site security as a strategic responsibility

Many companies in industry, trade and logistics have suffered a major loss at least once in their company history, which in the vast majority of cases could have been avoided if more attention had been paid to the issue of site security. materialfluss author Eckhard Boecker uses practical examples to highlight risks for logistics properties and provides tips on prevention and damage limitation.

Camera surveillance can make a decisive contribution to site security. © Fotoschlick/stock.adobe.com

In practice, it happens time and again that trucks can no longer be unloaded by warehouse staff because the driver arrives at the unloading point later than planned. It is also common practice for trucks to be loaded on a Friday or Saturday so that the driver can start the transport on Sunday evening in order to meet the delivery date agreed with the transport customer. Such a logistics concept harbors risks if there are deficits in site security.

Damage event at logistics service provider

In March 2023, the warehouse staff of a logistics company based in Bavaria loaded a truck with high-quality consumer electronics. This happened on a Friday, as the load had to arrive at the recipient in Hamburg by 10:00 a.m. on Monday morning in order to meet the agreed fixed deadline. When the truck driver wanted to start the transport at around 10 p.m. on Sunday, he noticed that the loading area was empty. The driver immediately informed the local police station, who went to the scene to investigate. On Monday, the logistics service provider reported the damage to its customer from the consumer electronics industry. The customer immediately held the logistics service provider liable for the damage to the goods, which amounted to 500,000 euros.

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High liability risk

Subsequently, the logistics service provider settled the full amount of damage, as it was liable for the claim to the injured retail customer in the corresponding amount on the basis of the existing logistics contract. The logistics service provider's customer reported the claim to its transport insurer, which settled the claim and then initiated recourse against the logistics service provider, which initially paid the claim as it was undisputed in terms of reason and amount.

The logistics service provider reported the damage to its transport liability insurer immediately after it occurred, but the insurer refused to settle the claim due to a breach of obligation before the damage occurred. The transport liability insurer's allegation was that the logistics service provider had preloaded the truck without taking suitable security measures to prevent theft at the storage location.

Unattended truck parking area

The above case shows how important it is that the logistics service provider does not leave loaded vehicles at the storage location if the safety of the vehicle and load is not guaranteed. If a claim occurs, the responsible logistics service provider runs the risk that, in the worst-case scenario, it may not even receive reimbursement from its insurer if the insurer can successfully refuse cover because agreed rules were violated before the claim occurred.

Theft: Truck tarpaulin damaged

The logistics service provider's loss analysis showed that the theft could have been prevented. First of all, it was made quite easy for the perpetrators because a trailer equipped with a tarpaulin was used instead of an aluminum trailer. It was of no use to the logistics service provider that the rear doors - as agreed with the customer - were not only secured with a seal, but also with a solid lock. The four perpetrators cut open the truck tarpaulin over a large area in order to steal the electronic devices. The logistics service provider was able to trace the course of events fairly precisely, as the truck was parked in the camera area. The events were recorded, but there was no alarm if people were in the camera area outside of business hours. The perpetrators also benefited from the fact that the main gate to the company premises was not locked by the warehouse employee responsible on Friday evening. This was simply forgotten by the warehouse employee responsible, according to the statement of the person concerned.

One hundred percent security is impossible

A simple truck tarpaulin often does not offer enough protection against theft. © BlackMediaHouse/stock.adobe.com

The fact is that major incidents can only be completely ruled out in theory, but not in practice. In reality, however, the probability of damage occurring can be reduced to an unavoidable minimum if site safety is an established function within the company. The requirements for maximum site security can only ever be assessed on the basis of the location in question. From a risk perspective, the storage location itself plays a key role, as the risk situation is different in every country, for example in terms of damage due to realized earthquake or flooding risks.

In many cases, the causes of major incidents are due to human error because existing safety equipment was not used, as the case above illustrates. This makes regular training in site safety all the more important, especially for new logistics employees.

Audits as a worthwhile precaution

In addition, every company in industry, trade and services should critically scrutinize its processes from time to time. Insights gained by the internal or external audit team can make a positive contribution to changes in the area of site safety. On the one hand, the audit team knows the documented target processes. On the other hand, audits help to determine the extent to which the processes are being implemented in practice, i.e. are being adhered to by staff. In practice, it often turns out that defined processes do not work or no longer work, which can have a negative impact on site safety and must be remedied in order to at least reduce the risk potential.

Sometimes it is unavoidable to leave loaded trucks on the factory premises at night or over the weekend. For criminals, this is often an invitation to theft if certain precautions are not taken. © Farida/stock.adobe.com

Practical example: If trucks have to be parked loaded at the warehouse location over the weekend, for example because they could not be unloaded by warehouse staff before the end of the working day due to delays, there should be a documented process for such events in order to ideally eliminate the risk of theft at the weekend. An effective process could be that in such a case, loaded trucks may only be parked on company premises that are monitored by cameras. The cameras should be connected to an external security company that sends a signal if people are present in this area during defined time windows.

The role of logistics real estate

Many industrial, retail and service companies do not have their own warehouse locations or have contractually subcontracted parts of their warehousing to third parties. This is often done for cost reasons based on the results of a make-or-buy decision by management. Companies that have decided to purchase logistics services should audit the location security of the service provider to rule out the possibility that the location is a risk location from a location security perspective.

In principle, the higher the value of the goods to be stored, the more important site security is. Every warehouse location should at least be fully fenced in, monitored by cameras and illuminated, and also have secure entrances and exits. An alarm system that integrates all doors and gates of the warehouse. In many cases, the involvement of an external security company is an important cornerstone in successfully preventing major damage caused by theft. The above points sound obvious, but the reality is often different.

Include insurance

The warehouse customer from industry, trade and services should always invite his insurer to inspect the warehouse. This approach has at least two advantages. Firstly, property and warehouse insurers have a lot of experience from which all parties involved can benefit: For example, pointing out existing deficits or opportunities for improvement. In addition, in the event of a major loss, the insurer cannot easily accuse the policyholder of having breached an obligation if the insurer had previously approved the warehouse location. In the event of a demonstrable breach of obligation, the policyholder runs the risk of losing cover or only receiving a certain proportion of the contractually agreed sum insured.

More security for logistics properties

If you pay attention to the six points on the following checklist, you can considerably increase the security of your company and have a good chance of receiving financial compensation in the event of damage:

- Site security is an important management task that requires a permanent focus, as the risk situation can change quickly and result in a major loss event.

  • In many cases, major losses could have been avoided if functioning processes had been in place before the loss occurred, which often require no additional budget.
  • Human error can trigger a major loss event. Regular training reduces this risk.
  • Regular site audits and necessary measures reduce the site risk.

- Each storage location should be inspected by the insurer in order to virtually rule out any breach of obligation - before the claim occurs.

  • Companies from industry, trade or the service sector that tighten their financial belts too tightly when it comes to site security run the risk of paying a higher price once the damage occurs.
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