How Property Owners Can End Predatory Booting Through Smarter Contracts

The Three-Day Warning Approach: Fair and Effective

The most troubling aspect of current booting practices is the complete absence of warning. Vehicles are immobilized without notice, leaving residents with no opportunity to address potential violations before facing a $160 fee. However, a simple modification to service agreements could transform this predatory system into one that's both fair and effective.

Here's what a responsible parking enforcement policy looks like:

1. Warning Stickers Instead of Immediate Booting

Instead of authorizing contractors to immediately boot vehicles for alleged violations, require them to place a highly visible warning sticker on the vehicle. This sticker should:

• Clearly state the specific violation

• Include the date and time the warning was issued

• Provide clear instructions for resolving the issue

• Include a contact number for questions or disputes

• Specify the deadline for compliance (72 hours/3 days)

2. Documented Enforcement Process

Require enforcement contractors to:

• Take date and time-stamped photographs of the violation

• Log each warning in a centralized system accessible to property management

• Document follow-up visits to verify compliance

• Obtain authorization from property management before any boot installation

• Provide 24/7 customer service for residents with questions or who need boot removal

3. Three-Day Grace Period

The 72-hour/3-day grace period is crucial because it:

• Gives residents time to address temporary situations (such as vehicle swaps)

• Accommodates residents who may be away for medical appointments

• Allows time for residents with mobility issues to resolve the situation

• Provides opportunity to dispute erroneous warnings

• Creates a documented paper trail before any enforcement action

Benefits to Property Owners

This approach isn't just better for residents—it offers significant advantages to property owners:

Reduced Liability

By implementing a clear warning system with documentation, property owners reduce their legal exposure. The current no-warning system creates potential liability under fair housing laws, especially when it disproportionately affects elderly and disabled residents.

Improved Resident Relations

Nothing damages community trust faster than aggressive, opaque enforcement. A warning-first approach demonstrates good faith and reasonable accommodation, preserving positive relationships with residents.

Better Contract Control

When service agreements clearly specify warning requirements, property managers gain leverage over contractors who fail to follow procedures. This creates accountability where none currently exists.

Continued Effective Enforcement

A warning-first approach doesn't mean abandoning parking enforcement—it simply makes it fair and transparent. Properties can still maintain orderly parking while treating residents with dignity.

Implementation Steps

For property owners ready to implement this change:

1. Review current service agreements with parking enforcement contractors

2. Draft an addendum specifying the 3-day warning requirement and documentation procedures

3. Meet with contractors to explain the new requirements

4. Communicate the policy change to residents through notices and community meetings

5. Monitor compliance by tracking warnings and resident feedback

A Call to Property Owners

As we pursue legislative solutions, we call on responsible property owners to voluntarily implement these changes. By modifying your service agreements to require warning stickers and a 3-day grace period before booting, you can immediately improve the lives of your residents while maintaining effective parking management.

For property owners and managers interested in implementing this solution, contact us at properties@stoptheboot.org to learn how you can be part of the solution.

A Simple Fix

While we continue pushing for comprehensive legislative solutions to end predatory booting practices across Colorado, there's a straightforward fix that property owners and management companies can implement today: modifying their service agreements with parking enforcement contractors.