While car parks might not be the most glamorous part of a residential block, they are vital to resident satisfaction. They are one of the most frequently used and most easily overlooked assets under a Residents’ Management Company’s (RMCs) care.
Whether your development includes surface parking bays, undercroft spaces or a multi storey facility, regular maintenance is essential to keep the area safe, legally compliant and looking its best.
As an RMC director, understanding your responsibilities and putting a proactive car park maintenance plan in place can help prevent costly repairs, reduce risk and improve leaseholder happiness.
In this article, we will explore the key areas to consider, common pitfalls to avoid and how to futureproof your parking provision.
Safety First: Your Legal Responsibilities
Car park areas are subject to health and safety legislation, just like any other communal area. Your duty of care to residents, visitors and contractors applies just as much here as in a stairwell or lift lobby.
Key areas to address include:
- Trip and slip hazards
- Lighting
- Drainage
- Fire safety
- Line markings and signage
Regular inspections should look for potholes, uneven surfaces and damaged kerbs that could injure pedestrians or damage vehicles. Poorly lit car parks can be hazardous and may compromise resident security. Ensure lighting is sufficient, functional and well placed – particularly around pedestrian paths, entrances and access routes.
Surface water can create slip risks and erode surfacing over time, so blocked drains or gullies need prompt clearing. Worn or faded markings can cause confusion or misuse of bays, keep them fresh and clearly visible (especially if there are EV charging bays, disabled access or visitor spaces).
In undercroft or enclosed car parks, fire risk assessments must consider flammable materials, ventilation and clear access for emergency services.
RMCs should document regular checks and keep a log of any issues and remedial actions.
Surface Maintenance and Durability
Whether it is tarmac, block paving or concrete, the surface of your car park takes daily punishment from vehicles, weather and foot traffic. Routine upkeep extends lifespan and keeps costs manageable.
Inspect regularly for cracks, subsidence and wear, as small issues can quickly grow if left untreated. Jet washing removes algae, oil stains and debris, which helps keep the area presentable and safe.
Paving blocks may shift or sink over time; loose or raised blocks are hazardous and unsightly. Resurfacing or patch repairs may be needed every 10 to15 years depending on use and material, but early intervention is always cheaper than full reconstruction. Scheduling maintenance in warmer months can reduce disruption and allow for better results from treatments like sealing or repainting.
Undercroft and Multi-Storey Challenges
Covered or underground car parks come with their own special considerations. As these spaces are enclosed and often poorly ventilated, they may be more susceptible to damp, structural wear and limited natural lighting.
Ventilation is vital for preventing build-up of vehicle fumes and condensation, so check extract fans or air vents regularly. Water ingress can lead to spalling concrete and corrosion of steel reinforcements, so drainage and waterproofing are especially critical.
Structural assessments may be needed for larger car parks or those integrated into the building’s foundations. Where a car park is beneath the building, it is essential to include it in structural surveys and planned preventative maintenance programmes.
Accessibility and User Experience
Car parks are one of the first areas residents and visitors see, so upkeep makes a real difference to the overall impression of your block.
Some tips for making a great first impression include:
- Ensuring clear signage and bay numbering (confusion can lead to avoidable disputes).
- Marking out visitor parking clearly.
- Keeping bin storage, bulky waste or construction materials out of parking areas to avoid complaints.
- Maintaining pedestrian walkways and dropped kerbs for prams or wheelchairs.
- Encouraging considerate parking – some RMCs introduce signage or reminders when issues arise.
Taking resident feedback on board can help identify common frustrations early and build goodwill.
Maintenance Plans
As with any communal asset, having a long term plan for your car park will save time, money and disputes down the line.
This should include:
- A condition survey every 5 to10 years.
- An annual budget for minor works and cleaning.
- A sinking fund contribution for resurfacing, line marking or lighting upgrades.
- Scheduling repainting and safety checks every few years.
For new developments, you may need to confirm whether car parks fall under the RMCs responsibility, or if a third party is in charge of them. Shared spaces may require joint management with commercial units or neighbouring blocks.
Thinking Ahead: EV Charging and Modernisation
Electric vehicle charging is becoming an expected feature in many residential developments. RMCs should consider feasibility studies for installing EV charging infrastructure, funding options (including grants or leaseholder contributions) and load balancing and electrical capacity assessments.
Even if EV installation is not viable today, making provisions (e.g. ducting for future cables) during other works can save significant cost and disruption later on.
Final Thoughts
Car parks might not get the same attention as communal gardens or entrance halls, but their upkeep is just as important. For RMC directors, taking a structured, preventative approach to car park maintenance ensures safety, protects against liability and contributes to resident satisfaction.
From regular inspections and cleaning to long term resurfacing plans and EV readiness, treating your parking areas as a valuable shared asset will always pay off in the long run.
