Managing Parking Areas

Regular upkeep, maintenance, and monitoring of parking areas are critical components of any property owner’s risk management program. Any property that welcomes a variety of people through its doors, including our vulnerable population, must ensure that persons entering the premises are reasonably safe while on the premises. Assess parking areas on an individual basis, as each will present its own unique challenges based on factors such as physical layout, terrain, local weather conditions, and security requirements. 

Layout 

Well laid-out parking areas include highly visible yellow or white paint that clearly demarcates two-way traffic flow and parking spaces (including barrier free spaces as required by the local by-laws and provincial acts).  Cross-hatching should be used to identify no-parking areas, pedestrian crossings, and ramps. Curbs used in areas that represent tripping hazards should also be painted. When used, speed bumps should be fully painted and provided with signage on either side to reduce the likelihood of trip and fall incidents. Additionally, if tire stops are used, they should be clearly identified with contrasting paint.  Where blind spots cannot be avoided, warning signage and convex mirrors should be installed.  

Utilities, such as gas regulators, pad-mounted electrical transformers, and light standards exposed to vehicle impact should be adequately protected by physical barriers. Barriers should be painted with yellow paint.  

Lighting is a key safety element in parking areas.  Lighting should be provided throughout to ensure there are no dark areas. Adequate lighting will not only deter crime, such as vandalism and theft, but also produces a more secure environment for all occupants.   

Surveillance cameras should cover the entire parking area. Digital records of surveillance camera footage should be maintained for a minimum of 30 days. 

When used, emergency telephones or panic buttons are clearly identified and tested monthly.    

Signage 

Effective parking lot signage will communicate and inform in a direct and informative manner. Appropriate warning signage serves to reduce the likelihood of incidents whereas disclaimer signage can help reduce liability. Disclaimer signage with messaging such as “Park at your own risk,” should be written in simple language and reviewed by legal counsel. 

Parking lot signs commonly used include:  

• Traffic direction.  
  
• Speed limit.  
• Height restrictions.  
• Low head room.  
• Entrances and exits.  
• Speed bumps / tire stops 
  
• Blind spots.  
  
• Pedestrian crossings.  
  
• Barrier-free parking spaces.  
• Building entrances.  
• Security warnings.  
• Disclaimers, such as disclosing the responsibilities of the property owner.  
  

Reflective signs should be used for increased visibility and comply with any local by-law requirements. 

Inspections & Maintenance

Frequent monitoring of parking areas helps ensure that hazards are identified and addressed before an incident occurs. Recorded inspections represent due diligence on behalf of the property owner / management company by showing the site has formalized routines to help ensure the parking lots are kept reasonably safe for users. 

Parking areas should be visually checked daily for any obvious issues such as general garbage and hazardous items such as needles, dumped garbage, and obvious trip and fall hazards. Formal inspections should be performed on a monthly basis and recorded using a basic checklist. This may be part of the monthly premises safety or health and safety site inspection performed by site staff. Items to note include, but are not limited to:  

• Free of major potholes, major cracking, or obvious tripping hazards.  
  
• Pedestrian pathways between parking lot and building are free of obvious hazards.  
• Signage is provided and maintained.  
• Lines are not faded.  
  
• Adequate lighting provided and operable.  
  
• Trees and shrubbery do not obstruct view and create blind spots.  
  

The inspections should include a process to help ensure unsafe conditions are identified, by painting them with fluorescent paint for example, and addressed as soon as possible. 

Winter Maintenance

During the winter months, being prepared for inclement weather is critical to successful snow and ice control operations. This helps maintain reasonable safety for any parking lot and ground users. A formal parking lot snow and ice control operation should consider/include:  

• A formal contract in place, if a snow maintenance contractor is used, that outlines:  
  
  • Responsibilities of each party.  
    
  • Maintenance trigger(s).  
    
  • Responsibility for record-keeping.  
    
  • Insurance clauses or “hold harmless” agreements.  
    
• Designated safe area(s) for dumping snow. Remember that melting and freezing will occur until the snow pile is gone.  
• Adequate supplies of shovels, sand, and salt maintained on-site.  
• Access maintained to fire hydrants, fire routes, and emergency exit doors.  
  
• Snow plow obstructions identified so they are visible under heavy snow. Obstructions may include fire hydrants, curbs, and speed bumps.  
• Downspouts that may create icy conditions in walking areas are re-located/addressed. 
• Adequate snow logs of all snow removal activity including date, time, weather conditions, and extent of work performed.  

Additional Considerations for Enclosed & Underground Parking Garages 

In addition to the items above, consider the following for enclosed and underground parking garages: 

• Carbon monoxide detection interlocked with exhaust fans provided throughout.  
• Formal review of underground parking garages should be performed so that all areas with headroom clearance heights that are lower than 78 inches (6'-6") (e.g. pipes, concrete beams, bulkheads, ceilings, etc.) are clearly identified with warning signage and contrasting yellow paint (or similar) so that pedestrians are reasonably warned of the potential hazard.   
• Exterior parking garage ramps exposed to freezing conditions provided with in-ramp radiant heating to prevent icing.   
  
• Automatic garage doors equipped with safeguards to reduce the likelihood of damage to vehicles. Safeguards include safety eyes (sensors) and bounce back feature.  On-call and preventative maintenance service contract in place and includes written report.