Crime Prevention Through Environmental Design (CPTED) is an approach to deterring unwanted behavior through the design of the physical environment. The core of the idea is that the way buildings, spaces, and landscapes are designed can influence the actions of people, particularly in the multifamily industry.

Whether we realize it or not, we all respond to environmental cues. At a wedding ceremony, guests dress appropriately and speak in hushed tones. In a job interview, the norms dictate that people make eye contact, sit up straight, and act professionally. Conversely, at a sporting event, it’s normal to wear a jersey, paint your face, and cheer loudly. Bringing stadium behavior into an interview room would feel completely out of place because the environment itself sets the stage for what is appropriate.

By understanding the environmental cues, incorporating strategic designs can influence behavior in a positive way.

History of CPTED

CPTED emerged more than 50 years ago. As cities became overcrowded, the concept of public housing emerged. Early housing projects, however, were often poorly designed. Small, close-knit neighborhoods were replaced with large superblocks, uniform high-rises, and sprawling open spaces. These new layouts unintentionally created isolated and unmonitored areas.

In 1968, criminologist C. Ray Jeffery coined the term Crime Prevention Through Environmental Design (CPTED). By the early 1970s, the CPTED framework began shaping multifamily housing design, emphasizing how built environments – particularly entrances, hallways, and shared spaces – could impact human behavior. These early applications helped integrate CPTED into housing and urban planning. Since then, the concept has been further expanded upon, redefined, and formalized. Today, CPTED is a widely adopted global practice in most modern community developments.

The Main Principles of CPTED

There are four main principles of CPTED.

• Natural Surveillance – This principle emphasizes maximum visibility to deter undesirable behavior. The property should have clean sightlines. Ideally, no area should exist where there isn’t visibility from multiple sides. This will allow people to observe what is happening. People with bad intentions do not want an audience, so give them one. Examples of natural surveillance include good lighting, maintaining low shrubbery, and windows facing public areas.
• Natural Access Control – A property can reduce unwanted guests by implementing natural or artificial restrictions to access points. The goal is to guide how people enter and exit a site. Fences, gates, well-marked entrances, and pathways that lead visitors to the proper access point create natural access control.
• Territorial Reinforcement – Properties should implement signage, landscaping, and any other design element that assists in defining the boundaries between public and private space. The use of a roadway layout and tree line is an example of natural territory. This “reinforcement” can aid the cohesion of a community where outsiders feel out of place and are easier to identify.
• Maintenance and Management – A property staff must be engaged in their efforts to adhere to the policies, procedures, and strategies implemented by the management team. Make sure lighting is kept functional. Remove graffiti immediately. Understand the “broken windows theory”, which states visible signs of disorder or neglect, such as a broken window, create an environment that encourages the behavior or even more serious issues. For example, if there is trash throughout the parking lot, a person is more likely to throw their trash on the ground. However, they are less likely to do so if the parking lot is kept clean of debris.

A property should have spaces that encourage positive use. Playgrounds, picnic areas, and community gardens work on many levels. These activity generators can not only clear out potential problem areas but also add life to a community. When people gather, there are more eyes to see potential issues. It also provides a sense of ownership. If people feel a sense of ownership, they are willing to protect it.

How Can a Multifamily Property Utilize CPTED

Implementing CPTED strategies can go a long way in overall community improvement, which can also lead to efficiencies that positively affect net operating income. Along with the CPTED principles already discussed, here is a checklist to start you in the right direction.

• Keep the property clean. A daily property walk will identify potential problems before they become a major issue. Staff should utilize a property walk checklist.
• Consistently perform an inventory of high-value assets.
• Audit the lighting.
• Assess property boundaries and access control by making sure gates are working and fence lines haven’t been compromised.
• Audit landscaping regularly to prevent overgrowth.
• Keep residents involved with a community social media plan.
• Set and enforce curfews for minors.
• Develop a plan for unrecognized guests – sometimes a warm greeting by the onsite team is enough to deter a person who shouldn’t be there.
• Properly screen all residents.
• Enforce the rules, all of them.
• Track areas of the property where events occur to identify problem areas.
• Develop a relationship with the local police.
• Set up a community watch program.

Crime Prevention Through Environmental Design can prevent issues simply by controlling the physical environment and engaging in a comprehensive management strategy. The implementation improves the property, increases resident satisfaction, and increases value. For more information on CPTED, check out this guide provided by the U.S. Department of Education.