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My building doesn't have enough spaces in our covered heated garage. 150 units & no guest parking in NJ, in a small town with limited parking. We have 160 parking spaces and essentially 3 extra after all are divided up. Our 3 bedroom PH apartments or 5 units, each get 2 spaces & everyone else gets one space. We have 44 two bedroom units and the rest are mostly one bedrooms leaving 11 studios. We recently decreased our maintenance by $50 to increase the parking fee to $100 to see if anyone would give up their spot to those seeking an extra for a 2 car family. Waiting to hear the status of this. We've suggested valeting the garage to the Board, which would bring an additional cost, but they feel it would be too expensive. We feel it would add value to the building. They gave no numbers to back up the valet cost, but it would allow all day guests to park in the garage when many are out at work and hopefully allow for more parking.
Can anyone provide details on their valet situation at their building? Which company do you use? Did it solve any problems that you were having beforehand?
I was just looking for feedback from anyone in a building with Valet & their experience using it, which company, etc. Everyone is told at the interview & prior that each unit gets one space, but we are always looking for ways to offer better amenities. Our parking is underground, covered & heated. I personally think that it would be great if all 2+ bedroom units were able to have 2 spaces. During the day many spaces are empty. The shareholders asked that an ad hoc committee be formed to see if there was a way to allow day visitors to park in the garage if space was available, but this request was met with silence.
I'm guessing that allowing day visitors creates potential security problems for the Board. Since you have a garage, day visitors would need to gain access. How do you get into the garage? Remote control clicker? Key?
You would have non shareholders in a area where other owners' possessions (car, maybe other items in the garage belonging to owners) are located. That's an insurance/theft/personal injury liability situation to be considered.
Does the garage lead to any access into the units or is the garage a stand alone structure? Do you have cameras in the garage in case something went wrong?
You might need to review your insurance policy and check with your attorney if there are any liability concerns for your building due to day visitors parking there.
I understand how it would be nice if the 44 2BR apartments each had 2 spaces each. But, how will you do that? By taking 44 spaces away from other units who already have them?
We had a similar situation last year. Our attorney said that as long as they are not in arrears with their parking fees and they are not subletting their space (not allowed to do that here), the parking spaces belong to the unit and the Board cannot take the spaces away.
It's a pain in the neck issue for the Board, but they should at least give you the courtesy of finding out the valet costs and answering your questions.
We are just lookin for creative ways improve the garage amenity.
We all have a fob to enter the garage, but you can buzz the front desk if you need to.
Thank you for the comment regarding day parking and liability. Good point!
All we are allowed to keep in front of our car is a shopping cart.
No other storage allowed. Occasionally someone steals a shopping cart, unfortunately.
I'm sure we could never give all 2 bedrooms a second space, but there are spots where we could double up cars and who knows, maybe a valet system could determine how many total cars could be parked in the garage. A premium could be charged for the 2nd car. We already have people saying they would pay more for a 2nd spot. Each unit is guaranteed a spot, so there is no taking any spots from anyone unless you somehow were able to acquire a 2nd or 3rd spot when there were some available.
And that is why I'm here, to connect with those that use valet to gather info. If our Board wants to inquire, they will or won't. The Board does not appreciate people getting info on their own.
You need a fob to get in to the elevator banks.
Good info and thanks for further explaining the situation. Let's say it's possible for valet parking to somehow put extra spaces in the garage.
How do you determine who gets first choice for these extra spots? Is it based on seniority as an owner or seniority from how long you've had a parking space?
I'd recommend reviewing your game plan with your attorney just to make sure you're on solid legal footing.
The Board will need to fine tune these details and have the answers ready for the shareholders, some of which will surely complain no matter what you decide.
As far as the Board not appreciating people getting info on their own - what does the Board expect people to do if the Board won't get the info for them?
Do you want the info or do you want the Board not to be mad at you? Your choice.
Good luck.
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I live in Queens so I don't have valet parking. Can't help you with that since I don't know anything about it.
I do find your overall parking situation interesting. You say you don't have enough spaces in your garage, but you actually do - for one car per unit. I think that's as fair as it gets. Are new buyers told at their interview that they are entitled to one car? I hope so. No surprises are needed.
What you actually don't have is enough parking for the # of units who want multiple parking spaces. I assume that people who want multiple spaces knew the situation when they moved in, so how can they complain now?
I hope you get some volunteers who grab the $50 maintenance decrease in return for giving up their spot, but I don't see that happening.
You describe your small town as having limited parking. So if I give up my car for the $50, where am I now going to park my car? That doesn't make sense to me.
Would having valet service somehow help these owners who surrender their spaces?
I can see how having a valet service could seem to add value to the units, but at what cost? The Board should be able to divulge exactly how much valet service costs. Perhaps you can also do your own research to see how much valet service would cost. Call up a few companies and get a quote. I'm sure that's all your Board did.
Good luck.
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