It is no secret that parking enforcement is a sensitive issue for homeowner’s associations and their boards; and, few issues can compete for the title of “most aggravating” among association members. Often times the potential for disagreement over what restrictions should be implemented, how they should be enforced, and whether the association has the authority to enforce them, is present.
Most homeowner’s associations have CC&Rs and rules which restrict where its members may park, what types of vehicles are permitted to be parked within the development and for how long. Rules generally differ depending on whether it is a condominium project or single-family planned development, whether the area is urban or rural, and whether parking is abundant or in demand. Although associations typically have the authority to regulate the private streets within its development, one particularly thorny issue is how and whether an association can enforce parking restrictions on public streets located within the geographic boundaries of a common interest development (CID).
Association Regulation of Private Streets
Some developments consist of private streets which are not open for use by the public and are owned or maintained by the association. Generally, under state law and the governing documents, the association may regulate parking as to both members and non-members in these developments. Typical regulations might restrict the number of allowable vehicles; prohibit or limit commercial or recreational vehicles; and require that vehicles be parked in garages. The association will generally have the authority to enforce those parking restrictions by levying fines, suspending member rights, and by towing.
Association Regulation of Public Streets
Although an association may have authority to enforce parking rules on its private streets, its authority to adopt and enforce internal parking restrictions applicable to public streets within the development is less clear. Public streets, which are those publicly maintained and open for use by the public, are generally the responsiblity of the government; and, an association may not interfere with that regulation, except to the extent authorized by law.
Currently, no Florida statute expressly authorizes (or prohibits) an association from regulating parking on public streets located within the development’s geographic boundaries; but, an association has the power to enforce its recorded CC&Rs. Owners, by purchasing property subject to such CC&Rs, relinquish certain individual property rights they might otherwise have and accept the risk that an association’s discretionary power to enforce restrictions or create new ones may be used in a way that harms the individual owner but benefits the development as a whole. Further, associations have a compelling interest in preserving property values through enforcement of the governing documents. How terms are defined in those documents may make a difference in providing an association the authority to regulate the public streets; however, an absence of language specifically granting an association authority over the public streets should not be construed to mean that no authority exists. The governing documents must be considered as a whole and consideration given to the intent of the drafters of the documents.
Enforcement by Towing
As with any use restriction, the real challenge is in enforcement. To make parking enforcement less challenging, the association should adopt fair and reasonable parking restrictions that are consistent with its governing documents, ensure that the members are aware of the restrictions and apply and enforce those restrictions in a fair and reasonable manner. Where applicable and authorized, an association can tow the unauthorized vehicle; however, towing requires compliance with city codes, which provides detailed procedures that must be followed when towing from private property. In most cases, an association must do the following three things in order for tows to be procedurally proper under the law: (1) provide vehicle owners with prior notice of their inability to park on the property; (2) provide proper written authorization for the tow; and (3) comply with the statutory reporting requirements.
Associations have the authority to regulate parking on private roads within the development, where authorized to do so in the governing documents. An association may also have the authority to regulate parking where the streets are public in nature. In either case, a review of the governing documents is necessary in making such a determination. The association has available to it the important and powerful remedy to tow unauthorized vehicles from the development. The towing statutes are procedurally complex, but not insurmountable if the association takes the time to understand and follow the statutory requirements, create reasonable and clear internal policies, and apply those policies in a fair and consistent manner.
by Andrea L. O’Toole, Esq.