If your apartment complex has a parking lot or structure, you’re likely wondering how to keep up with parking facility maintenance and space allotment.
It’s not as simple as assigning everyone in a large apartment building one spot. What about visitors? How do you handle violations, and what about minor fender benders that can happen in a parking lot? Here’s how to maintain your apartment building’s parking structure or lot and when to consider parking facility management.
Parking Facility Basics
Outdoor parking lots and parking structures share certain requirements regarding safety, spaces, and parking facility maintenance. No matter what kind of parking you provide for residents, your parking facilities should include:
Apartment Parking Rules and Regulations
Good communication is crucial. Implement parking policies as part of lease agreements and make sure residents know what is expected of them. Include applicable information such as where to park, what information they need to provide and whether there is an identifying pass or sticker for their vehicle, and what to do if someone takes their assigned space. Spell out the consequences for first-time and repeated violations: warnings, fines, or even towing.
Provide contact information if you have a designated parking facility manager, and if not, who to call to report a violation or accident in your parking area. Make it clear that residents and guests should call 911 first if an accident occurs.
Other considerations may include parking for recreational vehicles or moving trucks, unloading zones, and guest parking. Spell out rules governing guest parking and unusual parking, such as temporary accommodations for moving trucks, in your resident welcome package to avoid misunderstandings or the inconvenience of towing an unknown vehicle.
Entry and Exit
The entryway and exit to your lot or parking garage should be unobstructed, and the floor or asphalt should be clean, allowing painted markings to be seen. Keep bushes and trees next to walkways and sidewalks neatly trimmed to avoid encroaching on pedestrians.
Closure devices, such as gates or barriers, should be clearly visible and in good working order. Exit gates should swing open automatically on approach. Security gates should have a failsafe that opens gates automatically upon power failure or alarm.
Parking Signage and Markings
Clear instructions are critical to safe traffic flow. Make sure entrances, exits, traffic lanes, and designated spots are clearly marked and easily readable, regardless of vehicle size. For example:
- Mirrors or stop signs mounted at blind spots and corners.
- Legible, well-lit directional signs.
- Large, easily readable painted lines and directional arrows.
- If parking spaces are designated, the identifying numbers should be clear and easy to read.
- Clearly marked handicap spots. Check state ADA regulations for the number of designated handicapped parking spots required at your location. Handicap spots should measure 8 ft wide with 5 ft access aisles to accommodate vans and wheelchair access.
Alternate Vehicle Parking
While planning and implementing parking facility maintenance, you need to accommodate different types of transportation. Consider the following:
- Smaller spots designated for motorcycles
- Bicycle parking with racks for locking
- Electric vehicles spots with charging stations
- Recreational vehicle parking
Walkways and Sidewalks
Inside a parking structure or in an apartment parking lot, designated pedestrian walkways should be clean, clear, and safe. Regular apartment parking lot maintenance should include inspecting walkways for tripping hazards like cracks, tree roots pushing up sidewalks, or mulch blown onto walkways from landscape beds.
Parking Surface Maintenance
Asphalt parking lots come with the same issues as roads – they can develop potholes and dips that collect water or become rough and uneven over the long term. Inspect regularly to ensure the parking area surface is level. With the right equipment, your maintenance crew may be capable of minor asphalt repairs, like crack sealing. Bigger repairs may require a parking lot repair company.
- Leaves: Keep your parking surface clear of fall leaves. The chemical composition of decomposing leaves degrades asphalt and can lead to expensive repairs.
- Drainage: Modern parking lots are built with drainage in mind to prevent water or snow buildup. Make sure inlet grates are clear of debris. Check drain covers to be sure they do not pose a tripping hazard.
- Snow and ice: Have your maintenance team use handheld sprayers to apply a liquid anti-icing agent to the parking area and walkways before snow storms. This will prevent snow and ice from bonding to the pavement. Since salt contaminates water runoff, use it sparingly and only when necessary.
Lighting
To help ensure the safety of residents, property managers should make sure all parking areas are well-lit and the lights are working and bright at all times. Lighting should cover the entire parking lot or structure and walking areas.
Closed-Circuit TV Cameras
Video surveillance, either monitored or not, serves as an effective crime deterrent and provides evidence in the event a crime is committed or an accident takes place. If your property has CCTV, check the cameras regularly for obstruction, damage, or redirection.
Stairs and Elevators
Stairwells and elevators can be hazardous. It’s critically important to keep stairs and stairwells clean and well-lit. Steps should be non-slip, and handrails clean and secured in place.
If your parking structure has an elevator, regular maintenance is required by law. Make sure inspections and maintenance are up-to-date.
Apartment parking lot maintenance is not only the responsibility of a good landlord, it helps keep tenants happy and safe. Here’s a facility maintenance procedures checklist your staff can use to stay on top of everything.
Apartment Parking Maintenance Checklist
- Signage: Keep all signs current, clean, and securely fastened.
- Entry/exit:
- Clear any debris
- Trim bushes and plants
- Check gate operation
- Charging stations: Check operation
- Surface conditions: Inspect the parking surfaces and traffic areas for damage and tripping hazards
- Lighting:
- Check that all lights are working and bright
- Inspect light poles for damage at the base and connectors
- Drainage:
- Make sure inlet grates are clear of debris
- Check for standing water or snow
- Clear snow and salt areas as necessary
- Closed circuit TV cameras: Verify they are:
- Working properly
- Unobstructed
- Undamaged
- Pointed in the right direction for optimal coverage
- Emergency call boxes: Make sure they are working
- Fire equipment:
- Verify fire department hose connections are clear, accessible, and capped
- Have fire extinguishers inspected regularly
- Stairs, stairwells, and landings:
- Check lighting
- Make sure all parts of the stairwell are clean, dry, and free of tripping hazards
- Clean handrails and check for damage
- Elevators:
- Make sure they are clean and in good working order
- Verify elevator maintenance certificates are up to date
- Landscaping and grounds for apartment parking lot maintenance:
- Make sure landscaping and grounds are clean and free of debris
- Keep trees trimmed, especially branches overhanging parking spots or sidewalk
As the owner or operator of an apartment complex, your duties extend past the dwelling to the parking lots provided to residents. Proper parking facility maintenance includes making sure the lots or garages are safe, clean, managed, and available for all types of vehicles. Use our checklist to help you stay up-to-date on your apartment’s parking area, or consider hiring a parking facility management company.
