HOA and Apartment Parking Enforcement and Towing in California: The Basics

How HOAs and apartment communities in California can enforce parking rules, and the general rules under Vehicle Code 22658 for signage, written tow authorization and who must be present.

By the APS Security team · Licensed BSIS PPO #PP0121407 · Updated 2026-11-13

Why parking causes so many complaints

Parking is one of the top complaints in HOAs and apartment communities. Residents lose their assigned spaces, guest spots fill up with cars that never move, outsiders park in the lot to go somewhere else, and fire lanes get blocked. A fair, consistent parking program fixes most of this. It starts with clear written rules, good signs and a simple way for residents to register guests, and it ends with towing only when other steps have not worked. This guide covers the general rules in California. It is not legal advice; check with your attorney before you start towing.

Start with written rules

Your parking rules should be in writing and shared with every resident. For an HOA, that usually means rules adopted by the board under the governing documents, with notice to members as the Davis-Stirling Act requires for rule changes. For apartments, the rules usually belong in the lease or a signed addendum. Spell out who can park where, how guests are handled, how long a guest can stay, what counts as a violation (such as unregistered cars, expired registration, blocking a fire lane or parking in someone else's space), and what happens after a violation, such as a warning notice first and then a tow. Apply the rules the same way to everyone.

Signage under Vehicle Code 22658

California Vehicle Code section 22658 is the main state law that lets a private property owner, including a common interest development such as an HOA, have vehicles towed. For the most common situation, the law requires a sign displayed in plain view at every entrance to the property. The sign must be at least 17 by 22 inches with lettering at least one inch high, must say that unauthorized vehicles will be removed at the owner's expense, and must list the phone number of the local police or sheriff and the name and phone number of each towing company that may tow from the property. The law also has other paths for towing in certain cases, such as after a notice of parking violation has been posted for a set time, but sign requirements are where most properties start. Check the current text of the law and any local city rules, because some cities add their own requirements.

Written authorization for each tow

Under section 22658, a tow company may not remove a vehicle from private property without written authorization from the property owner or lessee, which includes an HOA, or their employee or agent. That person generally must be present at the time of removal and verify the violation. There is a limited exception for some small residential rental properties without an onsite owner, agent or employee. The authorization must include details such as the vehicle description and license plate, the reason for the tow, the date and time, and the name and signature of the person authorizing it. A blanket or general authorization that lets a tow company tow whenever it wants is not allowed. The law also sets penalties for improper towing, so it is worth getting this right.

Waiting rules, notices and releasing a car

The details of when a car can be towed depend on the situation. Some violations, like blocking a fire lane, a fire hydrant or a driveway, may allow faster removal, while other cases call for a posted notice and a waiting period first. If the vehicle owner shows up before the car is taken away, the tow company generally must release it on the spot under the rules in the law. The tow company also has to notify local law enforcement after a tow, so the owner can find the car. Because these rules are detailed and have changed over the years, read the current Vehicle Code, follow your city's rules and get your attorney's advice. This is not legal advice.

How a security patrol fits in

A security officer can make a parking program fair and consistent. On each patrol, the officer checks plates against the list of registered residents and guests, photographs violations with time stamps, leaves warning notices if your rules call for them, and keeps fire lanes clear. When a tow is justified, the officer documents the vehicle, and the authorized person signs the written authorization. APS runs a resident parking portal where residents register guest vehicles, and our officers handle tow authorizations by e-signature, so the HOA or manager has a clean record of every tow: who authorized it, when, why and with photos.

Getting started

Gather your current rules, a site map and photos of your signs, and list the parking problems residents report most. A security company can walk the property, suggest changes to signs and patrol times, and set up guest registration. Cost depends on how often patrols visit and the size of the property, so request a free quote. APS Security (BSIS PPO #PP0121407) provides HOA and apartment patrol and parking enforcement across Los Angeles, Orange, Riverside and San Bernardino counties. Call (833) 388-0071. This article is general information, not legal advice; check with your attorney.

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