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Parking Lot & Garage Management
We partner with Chicago property managers to turn underused lots and garages into monthly parking revenue — and we handle the billing and all the accounting behind it.
✓
Fully Licensed & Insured✓
10+ Years Experience✓
Chicago ExpertsLicensed, insured & bonded
Billing & accounting included
Serving Chicago & suburbs since 2012
Your quietest asset is the one you already own
Nearly every building in Chicago is sitting on parking that earns nothing. An office garage empties out at six and stays empty all weekend. A residential building empties out at eight every weekday morning. Deeded spaces go unclaimed for a year at a time and nobody has the bandwidth to market them.
We partner with property managers and ownership groups to put those hours and those stalls to work. We market the space, vet and credential every monthly parker, run the operation on the ground, and handle the billing and accounting so it never becomes another line on your team's plate.
You keep the asset. We make it earn, and we send you one statement a month.
What Managed Parking Gets You
Four things every property manager tells us they actually want
Revenue From Space You Already Own
Empty stalls, off-peak hours, and unleased spots become a recurring monthly income line instead of dead asphalt.
Billing & Accounting Handled
We invoice every parker, chase the late ones, reconcile the account, and send you one statement a month.
Licensed, Insured & Bonded
Full liability and garage-keepers coverage, with certificates naming your ownership entity and management company.
Car Wash & Concierge Add-Ons
At qualifying properties we layer on on-site car wash and resident concierge as an amenity you can market.
How It Works
From first walk-through to first monthly statement, usually inside a month
1
Free Parking Audit
We walk the lot or garage, count what is actually being used hour by hour, and tell you how many spaces are genuinely spare.
2
Agreement & Rate Plan
We agree the structure — revenue share, flat monthly lease, or straight management fee — and set monthly rates against the local market.
3
Fill, Credential & Operate
We market the spaces, vet and credential every monthly parker, post signage, and run access control and enforcement.
4
Bill, Reconcile & Report
Automatic monthly billing, collections, and a clear statement showing occupancy, revenue, and what hit your account.
Three Ways to Structure It
Pick how much risk you want to carry. We'll recommend one after the audit.
Revenue share
We market, operate and bill the parking. Monthly income is split on an agreed percentage. You carry no operating cost and see the upside as occupancy climbs.
Best when you want partnership and upside without running anything.
Flat monthly lease
We pay your ownership entity a fixed amount every month for the spaces and take both the upside and the downside on what they earn.
Best when the board wants a predictable, budgetable number.
Management fee
All parking revenue is yours. You pay us to run the operation, credential the parkers, enforce the rules and keep the books.
Best for buildings already earning well that just want it run properly.
The part nobody wants to do
We Run the Billing and the Books
For residential buildings running a garage on monthly deals, this is usually the reason people call us. Parking billing quietly becomes a part-time job for a property manager who already has one.
Invoicing & recurring payments
Every monthly parker is billed directly on a recurring card or ACH schedule. Your management office stops handling parking payments entirely.
Collections & delinquency
We chase late accounts, escalate on a set schedule, and pull credentials when an account goes unpaid. You never have to be the bad guy with a resident.
Monthly reconciliation
One statement per property showing occupancy, gross revenue, adjustments and exactly what landed in your account. Formatted for your board packet.
Insurance & compliance
Licensed, insured and bonded, with garage-keepers coverage. Certificates name your ownership entity and management company before we take a single car.
Car Wash & Concierge
At qualifying properties we layer amenities on top of the parking operation. Residents get their car washed where it's parked, packages and dry cleaning met at the door, and a person on site who knows them by name. You get something concrete to put in the leasing brochure.
On-site car wash & detail
Hand wash and detailing in the garage, booked by the resident and billed through the same account as their parking.
Resident concierge
Vehicle retrieval to the door, guest parking coordination, deliveries and package handling, and help for residents with mobility needs.
Car wash and concierge need water access, drainage and safe working space, so they are available at select locations rather than every property. We confirm what your building can support during the site walk.
Properties We Manage Parking For
If it has spaces that sit empty some of the time, it is probably worth an audit
Residential buildings & HOAs
Condo associations and apartment buildings with deeded, unassigned or seasonally empty spaces. We run resident billing alongside a monthly program for outside parkers.
Commercial garages
Standalone garages and structures that need a full operator: staffing, access control, enforcement, monthly and transient mix.
Office & mixed-use
Weekday-heavy garages that sit empty every evening and weekend. We sell those hours separately without touching your tenant agreements.
Hotels
Overnight and event parking managed alongside valet, so the same team covers arrival, storage and retrieval.
Retail & restaurant lots
Lots that are full at dinner and empty at 9am. Daytime monthly permits fill the gap without costing you a customer space.
Churches, schools & institutions
Properties busy on a handful of days a week, with large lots idle the rest of the time. Some of the strongest revenue-per-space we see.
Where We Manage Parking
Every side of the city and the surrounding suburbs
North SideSouth SideWest SideDowntownNorth Shore SuburbsNorthwest SuburbsWest SuburbsSouth & Southwest Suburbs
View all service areas →Property Manager Questions
What does parking lot and garage management actually cover?
We take over the day-to-day running of your lot or garage: marketing the spaces, vetting and credentialing monthly parkers, signage and access control, enforcement, and all the billing and accounting. You keep ownership of the asset and receive a monthly statement showing occupancy and revenue.
How is the arrangement structured with property managers?
Three ways, depending on how much risk you want to carry. A revenue share, where we split monthly parking income against an agreed split. A flat monthly lease, where we pay you a fixed amount and take the upside and downside. Or a straight management fee, where all revenue is yours and you pay us to run it. We recommend a structure after the parking audit.
Do you handle billing and collections for residential buildings?
Yes, that is a large part of what we do. We invoice each monthly parker directly, run recurring card and ACH payments, chase late accounts, and reconcile everything to a single monthly statement for the property. Your management office stops fielding parking payment calls.
Our garage is only busy on weekdays. Is that worth doing?
Usually yes, and that gap is the most common opportunity we see. A downtown office garage is empty every evening and weekend, and a residential building is empty every weekday. We sell those hours separately as nights-and-weekends or weekday-only monthly permits without touching your existing tenants.
Which properties qualify for the car wash and concierge services?
On-site car wash and resident concierge need water access, drainage, and enough space to work safely, so they are offered at qualifying properties rather than every location. We confirm during the site walk. Where it works, buildings market it as a resident amenity and it is a strong lease-renewal argument.
How long does it take to get a lot or garage running?
The parking audit happens within a week of you reaching out, and the report follows a few days later. Once an agreement is signed, most properties are marketed, signed, credentialed, and taking their first monthly parkers within two to four weeks.
Do we need to sign a long contract?
No. Management agreements typically start with an initial term short enough to prove the numbers, and we would rather earn the renewal. We will tell you honestly at the audit stage if we do not think your property has enough spare capacity to be worth it.
Who carries the insurance and handles liability?
We do, on the parking operation. We are licensed, insured and bonded, and we carry garage-keepers coverage. Certificates of insurance name your ownership entity and management company as additional insureds before we take a single car.
What Could Your Parking Earn?
Start with a free audit. We walk the property, count real usage hour by hour, and come back with a number. If it isn't worth doing, we'll tell you that too.
Book Your Free Parking Audit
Tell us about the property. We'll walk the lot, count what's actually being used, and come back with what it could earn. No cost, no obligation.