Parking is one of the top complaints in apartment communities. Residents who pay for a space expect it to be open when they get home, and nothing sours a tenant faster than circling the lot at midnight. A clear permit program solves most of it.
Start with an honest count
Count your spaces by type: assigned, covered, open, guest, accessible, and loading. Compare that to the number of units and the cars your residents actually have. If demand is higher than supply, your rules need to decide who gets priority.
Build simple rules
- Assign spaces by unit, and number them clearly
- Give each resident vehicle a permit, such as a sticker or hang tag
- Set aside guest spaces with a clear time limit, and a simple way to register overnight guests
- Ban storage of inoperable vehicles, boats, and trailers in resident spaces
- Keep fire lanes, trash enclosures, and driveways clear at all times
Put the rules in writing
Your lease or community rules should say the same thing as your signs. When a resident's car is towed, the first question is usually what the lease says. Consistent rules make every tow easier to defend.
Post compliant signs
California requires a tow-away sign at every entrance before most private property tows. It has to be at least 17 by 22 inches, with one-inch lettering, and list the local police phone number and your towing company's name and number. You can add your own rules, such as resident permit parking or guest time limits, on additional signs.
Know who can authorize a tow
For ordinary violations, someone authorized by the property, such as a manager, leasing staff member, or security officer named in your towing agreement, has to sign the authorization and be present to verify it. Fire lane, hydrant, and blocked-entrance violations can be covered by a written general authorization.
Smaller properties have extra flexibility. At residential rentals of 15 units or fewer with no onsite owner, manager, or employee, a tenant can request a tow from their own assigned space with a signed request, and the owner or agent authorizes it without being there. The paperwork has to follow within strict time limits.
Give residents a way to report problems
Post one phone number or email for parking complaints, and respond the same way every time. Residents trust a program that's predictable.
KO Towing & Recovery helps apartment communities set up parking programs, with free tow-away signs and curb painting when you sign a towing agreement. Email info@kotowingandrecovery.com.