ADVICE - Parking Drama

I manage a 442 unit luxury community. Takeover deal. Parking rules were NOT enforced with prior mgmt. 700 parking spaces. 300 of which are COVERED, PAID PARKING. Not assigned, just covered parking option for a monthly cost. We rolled out Parking Boss decals and began enforcing. DRAMA!!! Tons of people were parking illegally under covered without paying. I tagged them as a warning and most left the covered spaces and are now are in the free general spaces. Now residents are complaining like crazy that there is no parking available at night (true!!) and are stating they "can't be forced to get a paid covered space" and demanding we do something. Yesterday, I began a special offer and reduced covered spaces from $45 to $25 for a limited time. We've had about five people sign up. Any thoughts, suggestions or experiences??

Was the offer promoted via 1 platform?
Id check to see how engaged residents are on wherever you posted the special.

Make it an early renewal incentive maybe? Free covered parking for renewing 90+ days early
Email or text blast your residents if you can about the parking special.
You can also give a 3 month tow warning. Cars will be towed no if and or buts. No more warnings. But in the meantime daily tagging of out of compliance vehicles with a notice of final date before mass towing will occur. Add a series of weekly email reminders and flyers in high traffic areas like mail rooms and front office door.
If you over communicate this, it is no longer excusable and you do not have to compensate for towing cranky residents

Back a few years ago I was managing a 588-unit complex we just purchased, and parking was a nightmare. We then solicited different towing companies and the one we took offered their own signage placed at both entrances, and every other building where all could see the signage, They had parking stickers with microchip IDs, We did a 30-day advance notice stating that the parking stickers would go into effect on the 31st day and to obtain a sticker max 2 vehicles, they must go to the towing company to register their vehicle. The towing company would patrol the parking lots 24/7 the 1st 30 day wasn't easy but after that, it was smooth sailing, We had zero parking complaints and had extra spots open

700 spaces, 442 units, 300 covered spaces. Sounds like out the door if every unit has just one vehicle then 42 apartments wouldn't be able to park. Many homes have more than one car. To save face, I wouldn't charge for any of the spaces. I'd be pissed if I lived there, paid rent and couldn't park where I live when I previously could.

You should make the parking free first come, no assigned parking maybe than it will be an incentive to come and live at your property. How much is the rent for a 2 bed im sure your not cheap, and don't be cheap $45 for parking

we had the same problem. nobody paid for reserved covered parking, and complained about no free parking, so they watched the spaces and figured out what spaces weren't rented and parked there for free. I waited it out. Gave everybody who had a reserved covered space authority to have a vehicle towed out of their space at any time. For the last 4 years i've been running a waiting list for people wanting reserved covered parking. Your problem is that they're not renting a space, but renting a privilege. You need to make signs and number each space, and use the rentable items feature and assign a space to everyone who's willing to pay. Because these people have authority over their space, i don't have to monitor the parking, don't have to call tow companies, don't have to issue parking passes. It's their space. these spaces are $50 each per month. Some people rent more than one so they don't have to park between the lines.

Have you removed any/all abandoned vehicles?
With 700 spaces I guarantee you have at least 10 abandoned. Likely more.
Tow vehicles that haven’t moved (even free spots) in a week or more. Our lease refers to “no vehicle storage”

Start charging a small monthly fee for the spaces that are currently free.

From previous experience, I recommend assigned parking for the paid and covered spots. It is easier for the resident and you to audit. Any time there are transitions things are hard. You will lose some residents, but gain ones that love the changes made.

Could offer them with an immediate renewal for $20 or free with an 18 month lease n

Good bet some of your covered people are not parking in their covered spot at times. Use different color sizes passes to make sure they use the right spot. Also consider upping the rent and including covered for some units to balance out

Yes same problem we charge an annual parking fee, maybe do that for uncovered so that covered is more appealing. And idk maybe assign spots to the apt number, this apt has this spot and this fee, start with vacant and assign spots and try that route
Jus throwing ideas out, I have my own nightmare lol... good luck