Solutions · Property managers
Guest parking software for property managers
Guest parking reaches the leasing office as phone calls, hang tag requests, complaints about full visitor lots and the occasional tow dispute. GuestPark moves the routine work to residents’ phones, applies your rules without anyone policing them, and keeps the record you need when something goes wrong.
The short answer
GuestPark lets residents register guests by license plate from a phone at any hour, lets guests ask to park from a QR sign at the visitor space, and gives patrol a plate check on the walk. The leasing office sets limits once in a console, sees every pass and space live, and can export the full record of any pass or tow. There is no hardware and no app for residents to download.
What changes at the leasing desk
| Task | With hang tags and logs | With GuestPark |
|---|---|---|
| Issuing a guest pass | Staff hand out tags during office hours | Residents register from a phone, any hour |
| A guest who arrives after hours | A call to the resident, or a risk of towing | The guest scans the space sign, the resident approves |
| Knowing whether visitor parking is full | Walk out and look | The Spaces board, live |
| A resident’s second car on guest passes | Hard to notice | Days per car counted across every apartment |
| A disputed tow | Memory and a clipboard | Photos, GPS and time, chained and exportable |
| Residents who read Portuguese or Spanish | Rules in English only | Their language, everywhere |
Setting up a community
Setup is self serve and starts at Start a community: the community’s name, address, time zone, number of visitor spaces and the manager’s email. From there the console walks through the rest.
Setup checklist
- Add buildings, if the community has more than one, so residents choose their building first and apartment numbers never collide.
- Import apartments and residents from the rent roll. Each apartment gets its own private passcode.
- Set the limits: guests at once, passes per 30 days, days per car, overnight rules, longest stay, capacity and the tow grace period.
- Add the visitor spaces with labels that match the paint, and print a QR sign for each one and for each lobby.
- Give your patrol or towing partner the community PIN, and walk the lot together once.
- Send invitations. Residents who have not opened theirs receive reminders.
Our hang tag replacement guide covers the rollout in more depth, including the overlap week that keeps anyone’s guest from being towed while residents learn the new habit.
Limits that hold without policing
A rule that depends on someone noticing is a rule that holds on weekdays and fails on Saturday night. GuestPark checks every limit when a pass is created or extended, from any source. A resident who has reached the limit is told which one and why, a guest request that would break a limit is not approved into a pass, and patrol sees only passes that respect the rules.
The limit that changes the most is days per car in any 30, counted across every apartment. It is how a car that moves between neighbors’ guest passes finally becomes visible, without anyone keeping a spreadsheet. New communities start at ten days, and the office can change it at any time.
Residents, passcodes and move outs
Residents do not create accounts. Each apartment has a private passcode, sent with the invitation and reset by the office in a click. Residents choose their building and apartment once and the phone remembers. When a resident moves out, the apartment’s passcode is sealed, so the next household starts fresh.
Everything a resident sees is available in English, Português and Español, and confirmations follow the language they chose. Questions to the office about how to register a guest tend to fade once residents have done it once.
Several communities, each with its own brand
Each community has its own link, rules, signs and patrol PIN, and carries its own logo and typeface on the resident portal, the pass, the printed signs and the console. One manager email can be added to several communities, so a regional manager works across a portfolio without separate logins for each.
For teams that run a property management system or a resident app, GuestPark offers an integration API with keys per community and signed webhooks. If you need a specific system connected, tell us when you book a demo.
Records for the hard conversations
When a resident disputes a tow, the conversation goes better with facts. GuestPark shows whether the car had a pass, who registered it and when it ended, whether the plate was a near match, how long the car had been seen, and the photos and GPS position the officer recorded. The record is chained so later changes are visible, and it can be exported for an owner, the towing company or an attorney.
In Florida, the property’s duties around signs and authorization are set by section 715.07. Our Florida towing guide explains them, and the enforcement page shows how patrol uses GuestPark on the lot.
What to measure in the first 90 days
- Registrations per week, and how many began as a guest request at a space.
- Apartments that have opened their invitation, and those to call.
- Cars checked per patrol walk, and the share found with a valid pass.
- Near match and grace period holds, which show how often a second look changed the outcome.
- Tows and disputes, each with its full record.
- Calls to the office about parking, if your team can log them.
Review the trend across the full three months. To see a complete configuration, read the Orlando walkthrough for a 308 home, three building community.
Questions
- How long does it take to set up a community?
- Creating the community takes a few minutes at Start a community. Importing apartments, setting limits and printing signs depends on the size of the property. Plan a short overlap week before retiring hang tags.
- Do residents need to download an app?
- No. GuestPark runs in the browser from the lobby sign or the community link, and residents can install it to the home screen if they like.
- Can we use our own branding?
- Yes. The community’s logo and typeface appear on the resident portal, the pass, the printed signs and the console.
- What does it cost?
- GuestPark is quoted per community. See pricing for what shapes a quote, or book a demo.
See it on your own layout.
Tell us about your buildings, visitor spaces and rules, and we will walk you through GuestPark set up the way your community would use it.