From Towing to Tech: What 9 Years in Multifamily Parking Taught Me

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From Towing to Tech: What 9 Years in Multifamily Parking Taught Me

Hart Bottorf
Member since 2026 · 4 posts · 4 votes

Hey BiggerPockets community 👋

My name’s Hart, and I’ve spent the last 9+ years in parking enforcement working directly with multifamily properties, leasing offices, and property managers.

Over the years, I’ve seen something interesting:

Parking issues seem small — until they’re not.

A simple typo in a plate number…
A resident misunderstanding the rules…
A guest parking in the wrong spot…

Next thing you know, a vehicle gets flagged, a tow happens, and management is stuck dealing with an upset resident and a preventable conflict.

It made me realize how much time leasing offices spend managing parking problems that could be avoided with better systems in place.

That led me to build ParkVault — a parking management platform focused specifically on multifamily operators. The goal isn't just enforcement — it's reducing human error, cutting down disputes, and protecting NOI by making parking simpler and more transparent.

I’m here to:
• Learn from experienced investors and operators
• Better understand the operational pain points owners face
• Share insights from the parking/enforcement side of multifamily

For those managing 50+ units — how are you currently handling parking registration and enforcement at your properties?

Looking forward to connecting and learning from you all.

— Hart

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Greg ScottPro Member
Rental Property Investor · SE Michigan · Member since 2014 · 4k+ posts · 6k+ votes
7mo

We provide numbered stickers to our residents to put in their car windshield.  They get one sticker per adult.  We have designated areas for guest parking. The towing company checks periodically and tows cars that are 1) parked illegally 2) parked in resident parking without a resident sticker or 3) appear to be abandoned because they have not moved in several weeks.

Are their problems occasionally?  Yes.  On the other hand, towing cars helps us keep unauthorized occupants in check.  It keeps the lazy from parking in locations that are clearly not parking spots, but they don't want to walk 10 more yards.  It keeps guests from parking in the most convenient spots, the ones designed for our residents.

Our towing company towed 5 cars off our properties in the past 24 hours. Four didn't have stickers but were parked in resident parking.  One parked in a place that wasn't a legal spot.

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  • Greg ScottPro Member
    Rental Property Investor · SE Michigan · Member since 2014 · 4k+ posts · 6k+ votes
    7mo

    We provide numbered stickers to our residents to put in their car windshield.  They get one sticker per adult.  We have designated areas for guest parking. The towing company checks periodically and tows cars that are 1) parked illegally 2) parked in resident parking without a resident sticker or 3) appear to be abandoned because they have not moved in several weeks.

    Are their problems occasionally?  Yes.  On the other hand, towing cars helps us keep unauthorized occupants in check.  It keeps the lazy from parking in locations that are clearly not parking spots, but they don't want to walk 10 more yards.  It keeps guests from parking in the most convenient spots, the ones designed for our residents.

    Our towing company towed 5 cars off our properties in the past 24 hours. Four didn't have stickers but were parked in resident parking.  One parked in a place that wasn't a legal spot.

    2Reply
  • Hart Bottorf
    OP
    Member since 2026 · 4 posts · 4 votes
    7mo

    I agree! Towing is a great tool to keep properties clean, and enforcing property regulations! As someone who does this kind of towing, I've seen how quickly parking can get out of control with no enforcement! The problem we see a lot where I work is fake/altered permits, stolen stickers/hangtags, abuse of visitor spaces, and the most common no parking permit! 

    I spent a lot of time thinking there has to be an easier way for us to patrol, and to stop the complaints. Although not all complaints are serious, some have a very logically to be upset. They arrived after the leasing office closed, and couldn't get a permit. Visitor spaces were full, and they couldn't get a spot or a permit. I understand their pain, but rules are rules!

    Does the number system for permits work well for you? Do you have visitor spaces being abused? I talk to managers all the time when I'm getting contracts, or trying to help solve parking problems. It has to be stressful handing out all those permits, when there's so much else to do! How do you handle all that? 

    1Reply
  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
    7mo
    Quote from @Hart Bottorf:

    Hey BiggerPockets community 👋

    My name’s Hart, and I’ve spent the last 9+ years in parking enforcement working directly with multifamily properties, leasing offices, and property managers.

    Over the years, I’ve seen something interesting:

    Parking issues seem small — until they’re not.

    A simple typo in a plate number…
    A resident misunderstanding the rules…
    A guest parking in the wrong spot…

    Next thing you know, a vehicle gets flagged, a tow happens, and management is stuck dealing with an upset resident and a preventable conflict.

    It made me realize how much time leasing offices spend managing parking problems that could be avoided with better systems in place.

    That led me to build ParkVault — a parking management platform focused specifically on multifamily operators. The goal isn't just enforcement — it's reducing human error, cutting down disputes, and protecting NOI by making parking simpler and more transparent.

    I’m here to:
    • Learn from experienced investors and operators
    • Better understand the operational pain points owners face
    • Share insights from the parking/enforcement side of multifamily

    For those managing 50+ units — how are you currently handling parking registration and enforcement at your properties?

    Looking forward to connecting and learning from you all.

    — Hart


     New member into and your trying to discretely pitch your product?

    This should go under Classifieds Forum please.

    [email protected]248-209-6824
    Logical Property Management4.9459 Reviews
    WebsiteView Page
    0Reply
    • Hart Bottorf
      OP
      Member since 2026 · 4 posts · 4 votes
      7mo
      Quote from @Drew Sygit:
      Quote from @Hart Bottorf:

      Hey BiggerPockets community 👋

      My name’s Hart, and I’ve spent the last 9+ years in parking enforcement working directly with multifamily properties, leasing offices, and property managers.

      Over the years, I’ve seen something interesting:

      Parking issues seem small — until they’re not.

      A simple typo in a plate number…
      A resident misunderstanding the rules…
      A guest parking in the wrong spot…

      Next thing you know, a vehicle gets flagged, a tow happens, and management is stuck dealing with an upset resident and a preventable conflict.

      It made me realize how much time leasing offices spend managing parking problems that could be avoided with better systems in place.

      That led me to build ParkVault — a parking management platform focused specifically on multifamily operators. The goal isn't just enforcement — it's reducing human error, cutting down disputes, and protecting NOI by making parking simpler and more transparent.

      I’m here to:
      • Learn from experienced investors and operators
      • Better understand the operational pain points owners face
      • Share insights from the parking/enforcement side of multifamily

      For those managing 50+ units — how are you currently handling parking registration and enforcement at your properties?

      Looking forward to connecting and learning from you all.

      — Hart


       New member into and your trying to discretely pitch your product?

      This should go under Classifieds Forum please.

      I wasn’t trying to pitch a product. I was trying to connect with property managers, and learn what is working, and what’s not. I’ll remove the post. 
      0Reply
  • Bruce CookPro Member
    Orange County CA · Member since 2024 · 25 posts · 12 votes
    5mo

    You stated you would remove your intro/product pitch.  Did that happen?  The intro is nice!  The product pitch definitely leaves the wrong impression.  Glad to have you here.

    0Reply
  • Account Closed
    Attorney · 10451 Mill Run Cir #755 Owings Mills, MD 21117 · Member since 2025 · 25 posts · 3 votes
    2mo

    Hi Hart, welcome!

    You’re right! Parking can become a much bigger issue than people expect at multifamily properties. I’m Diana Khan, a Maryland attorney, broker, and investor working across the DMV. It’s nice to connect with someone in Fairfax who is working on a real problem for property managers. 

    0Reply
    • Diana KhanPro Member
      Attorney · 10451 Mill Run Cir #755 Owings Mills, MD 21117 · Member since 2024 · 483 posts · 177 votes
      2mo
      Quote from @Account Closed:

      Hi Hart, welcome!

      You’re right! Parking can become a much bigger issue than people expect at multifamily properties. I’m Diana Khan, a Maryland attorney, broker, and investor working across the DMV. It’s nice to connect with someone in Fairfax who is working on a real problem for property managers. 

      Hi @Hart Bottorf just a quick note. We created another BiggerPockets account because we did not realize this original account was still active. That newer account has now been closed, and I’ll be using this account moving forward. I’m still happy to connect with you here. 

       

      [email protected]240-266-0291
      0Reply
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