“Bulldozing” Construction Site Burglary
in Port St. Lucie, FL
Presentation by:
Detective Sergeant Roberto Santos
Dr. Rachel Boba
Problem-Oriented Policing Conference, Madison Wisconsin
September 2006
Port St. Lucie, FL
Hurricane Frances, 2004
Port St. Lucie, FL
Hurricane Jeanne,
2004
Port St. Lucie, FL
Hurricane Wilma, 2005
Port St. Lucie, FL
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151,000 population
One of the fastest growing in the US
115 square miles
255 authorized sworn
Implementing Integrated Model of Problem
Solving, Analysis, and Accountability
Scanning
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Growth is a key issue for both city and PD
Population to increase to 214,997 by 2016
450 to 600 new building permits per month
6,000 homes under construction any given day
Department recognized as a problem
Analysis Process
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Previous responses
Department-wide committee
Define the problem
Develop hypotheses
Data collection
Analysis results
Response recommendations
Definition of the Problem
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Single family homes
Burglary: from within the buildings
Theft: from the construction sites
No vandalism
City-wide focus
Hypotheses
1. Trollers
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Individuals drive around neighborhoods looking for
the opportunity to take property from construction
sites for resale or personal use
2. Insiders
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Builders and subcontractors steal from one
another to use the stolen property in ongoing work
and to sell
3. Professionals
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Individuals who make a living at burglary and
selling stolen goods
Data Collection:
Police Reports
• Data from 2004
• Report narratives
– Reviewed to determine inclusion in study
– MO characteristics
– Level of difficulty
• Aggregate data analyzed
– Date, time, location
– Property taken
– Builder (victim) information
Data Collection:
CSBT Check Sheet
• New information collected by at the scene
• Additional check sheet to accompany report
• Information collected:
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Builder information
Subcontractor information
Property delivered by
Insurance information
Stage of building
Tools needed
Data Collection:
Improved Narratives
Data Collection:
Observation
Data Collection:
Observation
Data Collection:
Observation
Data Collection:
Builders and Building Department
• Presented some information but keyed
on obtaining information
– Builder’s practices
– Subcontractor characteristics
– Crime problems
– Crime prevention
Analysis Results
Frequency by Month
Single Family Construction Site Burglaries: 2004
45
40
35
30
25
20
15
10
5
0
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Spatial Analysis
Geographically
focused:
Most crime in
the southwest
No repeat
victimization of
sites:
Only
12 of 254
addresses
victimized twice
Repeat Victims: Builders
Number of
Reported
Incidents
Percent of
Total
Cumulative
Percent
Percent of Total
Builders (N=70)
Cumulative
Percent
Renar Homes
40
16.9%
16.9%
1.4%
1.4%
Adams Homes
15
6.3%
23.2%
1.4%
2.9%
Levitt And Sons
15
6.3%
29.5%
1.4%
4.3%
Ameritrend Homes
14
5.9%
35.4%
1.4%
5.7%
Hanover Homes
14
5.9%
41.4%
1.4%
7.1%
Mercedes Homes
11
4.6%
46.0%
1.4%
8.6%
Royal Professional Builders
10
4.2%
50.2%
1.4%
10.0%
Willard Brothers Construction
10
4.2%
54.4%
1.4%
11.4%
Maronda Home Builders
7
3.0%
57.4%
1.4%
12.9%
Princeton Homes
7
3.0%
60.3%
1.4%
14.3%
RJM Homes
6
2.5%
62.9%
1.4%
15.7%
Associated Homes Inc.
5
2.1%
65.0%
1.4%
17.1%
Groza Builders
5
2.1%
67.1%
1.4%
18.6%
Paramount Homes
5
2.1%
69.2%
1.4%
20.0%
All Others
73
30.8%
100.0%
80.0%
100.0%
Total
237
100.0%
Builder
100.0%
Clearances
• 1.9% (5 of 266 cases) were cleared by
arrest of either an adult or a juvenile
• 2.6% (7 cases) were exceptionally
cleared (adult)
Property Taken
• The top six types
of property
constitutes 70.5%
of all property
taken.
Type of Property
Number of
Reported Incidents
Percent
of Total
Building Supplies
52
19.5%
Appliances
45
16.9%
Internal cosmetic
24
9.0%
Construction equipment
24
9.0%
AC related
23
8.6%
Doors/Windows
20
7.5%
Pool related
11
4.1%
Rebar
8
3.0%
Ladder
6
2.3%
Hurricane Shutters
3
1.1%
Well pump
3
1.1%
Other
13
4.9%
Unknown/Not applicable*
34
12.8%
Total
266
100.0%
*Criminal damage
incidents.
Difficulty Characteristics
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Each narrative was coded using the values below
Actual offender behavior not known, so skill and transport were estimated
based on MO and property type
Value
0
1
2
Skill
Transport
Access
Difficulty Characteristics
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Each narrative was coded using the values below
Actual offender behavior not known, so skill and transport were estimated
based on MO and property type
Value
0
Skill
No skill
1
Heavy, awkward,
forcibly removed
2
Skills/tools
Transport
Access
Difficulty Characteristics
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Each narrative was coded using the values below
Actual offender behavior not known, so skill and transport were estimated
based on MO and property type
Value
0
Skill
Transport
No skill
Walk away
1
Heavy, awkward,
forcibly removed
Car,
small truck
2
Skills/tools
Truck and/or trailer
Access
Difficulty Characteristics
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Each narrative was coded using the values below
Actual offender behavior not known, so skill and transport were estimated
based on MO and property type
Value
0
Skill
Transport
Access
No skill
Walk away
Outside/visible/
unattached
1
Heavy, awkward,
forcibly removed
Car,
small truck
Outside attached,
inside visible
attached and/or
unattached
2
Skills/tools
Truck and/or trailer
Secured inside
Difficulty: Skill
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90% of crimes required some sort of skill
Skill
No Skill
10%
Skills/
Tools
48%
Heavy/
Awkward
42%
Difficulty: Transport
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88% of property needed at least a small car/truck for transport
Transport
Large
truck
18%
Walk
Away
12%
Small car/
truck
70%
Difficulty: Access
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75% of property was more difficult to access
Access
Outside/
Unattached
25%
Secured
39%
Outside
Attached/
Inside
Unsecured
36%
Stage of Building
• Builders and officers’ experience also support these
conclusions.
Roof
Installed,
18%
Interior Walls
In Place, 10%
Cleared Lot,
6%
Concrete
Slab Poured,
4%
Exterior
Walls in
Place, 11%
House
Securable,
51%
Focus Groups
Builders
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Subcontractors often provide their own materials
Crime less than $300 not typically reported
Tension between the builders and the building department
Builders believe that the homes are most vulnerable in the final
stages of building
Building Department
• Appliance installation not required before closing
• On average, it takes about 10.5 months to build a house
• Electricity meter inspections occurs when the house is
securable and safe
• Change in building culture in recent years
Analysis Findings
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Targets: 6,000 homes under construction per day
Geographically focused: southwest
Repeat victimization of builders, not addresses
Low arrest rate
Construction supplies/equipment and appliances
Crimes require higher level of skill, transport, and
access
• Property taken when the house securable
• Electricity meter inspections are a “real time”
indicator of when the house is securable
Responses
• Committee made recommendations to chief
• General and targeted approach to
responses
• Shift and share responsibility with builders
Responses
General Responses:
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Patterns
Educating victims and guardians
Increase police guardianship
Meet and train builders
Targeted Reponses:
– Working with specific builders to implement responses
General Response
Pattern Identification
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Implemented pattern analysis
Developed offender interview questionnaire
Use information to identify problem subcontractors
Provide patterns to builders
Example
Pattern
Example
Pattern
General Response
Educate Potential Victims and Guardians
• Media: Radio, television, newspaper
• Community meetings
• Utility bill announcement
• Crime stoppers
General Response
Attend builders meetings
– Treasure Coast Builders Association
– Provided general crime prevention advice, problem
analysis results, and ongoing patterns
Security check by officers
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Weekly addresses of meter inspections
Report distributed to patrol officers
Addresses in riskiest areas prioritized
Daily checks of the sites
“Crime opportunity forms” were left at sites not secured
or with vulnerable property
– Building supervisors check individual sites each day
– Discussion with builders indicated they were receiving
the forms
Targeted Response
Focus on Repeat Builders
• 20% of the builders victimized account for 70% of
the reported crime
• Conduct further analysis on selected builders
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poor place management practices
lack of guardianship
long delivery and installation windows
carelessness in protecting property
• Held meeting builders with high and low crime
• Work with the builders to tailor responses based
on analysis and experience
Targeted Response
Builder meeting: Good Practices
• One company has a waiver for banks to sign for responsibility for
appliances if they insist on installation too early.
• One company requires homeowners to take out builder risk
insurance.
• One company only works with certain subcontractors.
• One company delivers appliances the day before closing.
• In its planned communities, one company takes back the master
key after the appliances have been installed and only the
supervisor has the key. Subsequent subcontractors have to contact
that person for entry.
Results: Renar Homes
• Number of homes assigned to site supervisor: 25-30 to 15
• Focus on property left on site
• Delayed installation of appliances
9
8
7
Response Began
6
5
4
3
May-06
Apr-06
Mar-06
Feb-06
Jan-06
Dec-05
Nov-05
Oct-05
Sep-05
Aug-05
Jul-05
Jun-05
May-05
Apr-05
Mar-05
Feb-05
Jan-05
Dec-04
Nov-04
Oct-04
Sep-04
Aug-04
0
Jul-04
2
1
Jun-04
Number of Reported Crime
Renar Homes: June 2004 - May 2006
The spike of four crimes in July 2005 was the result of one offender hitting four houses over one weekend.
Results: Adams Homes
• Appliances were the top theft concern
• Reduced the time the appliances were installed before closing
• Assign a person to check that homes were secured on a daily basis
May-06
Apr-06
Mar-06
Feb-06
Jan-06
Dec-05
Nov-05
Oct-05
Sep-05
Aug-05
Jul-05
Jun-05
May-05
Apr-05
Mar-05
Feb-05
Jan-05
Dec-04
Nov-04
Oct-04
Sep-04
Aug-04
Response Began
Jul-04
9
8
7
6
5
4
3
2
1
0
Jun-04
Number of Reported Crime
Adams Homes: June 2004 - May 2006
Results: Hanover Homes
• Pool equipment stolen more often
• Installed video surveillance cameras at particular construction sites
• Removed the pool equipment and re-installed just before the closing
May-06
Apr-06
Mar-06
Feb-06
Jan-06
Dec-05
Nov-05
Oct-05
Sep-05
Aug-05
Jul-05
Jun-05
May-05
Apr-05
Mar-05
Feb-05
Jan-05
Dec-04
Nov-04
Oct-04
Sep-04
Aug-04
Response Began
Jul-04
9
8
7
6
5
4
3
2
1
0
Jun-04
Number of Reported Crime
Hanover Homes: June 2004 - May 2006
Results: Royal Professional Builders
• Air conditioning units were stolen more often
• Delayed installation of air conditioning units
• Implemented stickers in Spanish and English affixed to air conditioning
units to increase the perception of risk of being caught.
Number of Reported Crime
1
0
May-06
Apr-06
Mar-06
Feb-06
Jan-06
Dec-05
Nov-05
Oct-05
7
6
5
Sep-05
Aug-05
Jul-05
Jun-05
May-05
Apr-05
Mar-05
Feb-05
Jan-05
Dec-04
Nov-04
Oct-04
Sep-04
Aug-04
Jul-04
Jun-04
Results: Royal Professional Builders
Royal Professional Builders: June 2004 - May 2006
9
8
Response Began
4
3
2
0
May-06
Apr-06
Mar-06
Feb-06
Jan-06
Dec-05
Nov-05
Oct-05
Sep-05
Aug-05
40
Jul-05
Jun-05
May-05
Apr-05
Mar-05
Feb-05
Jan-05
Dec-04
Nov-04
Oct-04
Sep-04
Aug-04
Jul-04
Jun-04
Number of Reports
Overall Assessment
June 2004 – May 2006
45
Response Period
35
30
25
20
15
10
5
Contact information:
Roberto Santos
rsantos@cityofpsl.com
Rachel Boba
rboba@fau.edu
Also see POP Guide:
www.popcenter.org