Premises Liability Expert Witness
Premises Liability Security Expert Witness
Florida | Nationwide | Mark J. Lang, MCJ, CPP, CHPA
Property owners and managers have a legal duty to exercise reasonable care to protect those who enter their premises. When security failures contribute to an injury or death — whether through criminal violence, inadequate supervision, or dangerous property conditions — premises liability law provides a legal remedy for victims.
Investigations HQ, LLC provides expert witness and consulting services in premises liability cases involving security negligence. With over 40 years of combined public safety, law enforcement, and corporate security experience, Mark J. Lang delivers the kind of authoritative, credentialed testimony that helps attorneys build — or defend — high-stakes premises liability claims.
The Duty of Care in Premises Liability
Florida law imposes a duty on property owners and occupiers to maintain their premises in a reasonably safe condition. In security-related premises liability cases, this duty requires owners to:
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Identify foreseeable risks of criminal activity on or near the property
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Implement security measures commensurate with those risks
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Maintain those measures in proper working condition
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Respond appropriately when security threats are identified
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Warn guests, tenants, or visitors of known dangers
When these obligations are not met and someone is harmed, premises liability claims may arise. Florida follows an invitee/licensee/trespasser framework, and the duty of care varies depending on the plaintiff's status on the property.
Security Failures That Give Rise to Premises Liability
A premises liability claim grounded in security negligence typically hinges on demonstrating that the property owner's failure to maintain reasonable security directly contributed to the harm suffered. Mark Lang evaluates the full security posture of a property, including:
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Adequacy and functionality of surveillance systems (CCTV coverage, recording retention)
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Lighting conditions throughout the property — especially in high-risk areas
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Perimeter security: fencing, gates, access control, and their maintenance
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Security guard deployment, training, and supervisory protocols
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History of prior criminal incidents on or adjacent to the property
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Whether prior security risk assessments were conducted and acted upon
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Lease terms, contracts, or management agreements that define security responsibilities
Property Types Commonly Involved in Premises Liability Claims
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Multifamily residential: apartments, condominiums, townhomes
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Commercial: office buildings, warehouses, industrial facilities
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Hospitality: hotels, motels, resorts, short-term rentals
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Retail: shopping malls, strip centers, big-box stores
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Entertainment: nightclubs, bars, stadiums, concert venues
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Healthcare: hospitals, outpatient clinics, long-term care facilities
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Transportation: parking structures, transit stations, airports
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Educational: schools, daycare centers, college campuses
Expert Witness Qualifications
An effective premises liability security expert must command respect on both sides of the courtroom. Mark Lang's qualifications include:
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Certified Protection Professional (CPP) — ASIS International (highest security credential)
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Certified Healthcare Protection Administrator (CHPA) — IAHSS
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Master of Criminal Justice, Boston University
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Retired Captain, Special Investigations Division, Orange County Sheriff's Office
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Former Executive Senior Director of Security Operations, Orlando Health
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Published in the Journal of Healthcare Protection Management
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Florida Licensed Private Investigator, License #A170078
This combination of executive security management, law enforcement leadership, and academic achievement positions Mr. Lang as a credible and compelling expert witness in any jurisdiction.
What to Expect When You Retain Investigations HQ
Mark Lang's litigation support process is thorough and systematic. Upon case retainer, he will:
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Review all provided case materials — incident reports, security logs, leases, prior complaints, CCTV footage, and property records
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Benchmark the property's security practices against industry standards and applicable guidelines
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Participate in as many case strategy consultations as needed
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Prepare a comprehensive written draft report
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Provide a final written expert opinion (additional fee)
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Provide deposition and trial testimony as needed (additional fee)
10 Factors That Decide a Premises Liability Security Claim in Florida
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Condition of the Premises — The physical condition existing at the time of the incident, including defects, hazards, deterioration, and unsafe conditions. Law enforcement, body-worn cameras, and CCTV footage can help determine what conditions were present during the incident.
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Actual or Constructive Notice — Whether the owner or operator knew or reasonably should have known about the hazardous condition. Crime reports for the property and the surrounding one-mile grid are a vital element in actual notice. The owner or operator has a duty to inform tenants, visitors, and customers of safety and security concerns.
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Property Inspection Practices — Frequency, adequacy, documentation, and effectiveness of inspections intended to identify unsafe conditions. Security assessment and/or CEPTED documentation is a vital tool for this determination. Some states require a CEPTED review and report.
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Maintenance and Repair — Whether identified defects were properly maintained, repaired, replaced, or otherwise corrected within a reasonable period.
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Lighting and Visibility — Adequacy of illumination and visibility in parking areas, walkways, stairs, entrances, common areas, and the specific incident location.
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Physical Access and Property Conditions — Fences, gates, doors, locks, sidewalks, stairways, railings, parking areas, landscaping, and other physical features relevant to the incident.
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Warnings and Signage — Whether hazards were adequately communicated through signs, barriers, warnings, restricted-access notices, or other reasonable measures.
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Code, Regulatory, and Property Requirements — Applicable building, fire, life-safety, accessibility, maintenance, or other requirements relevant to the particular condition. Security assessment and/or CEPTED documentation
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Prior Complaints and Similar Conditions — Previous complaints, work orders, inspection findings, prior incidents, employee observations, or other evidence demonstrating knowledge of the condition.
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Causation and Preventability — Whether the condition of the premises contributed to the incident and whether reasonable inspection, maintenance, repair, warning, or other corrective measures would likely have prevented or reduced the risk of injury.
