A tenant parking only sign restricts a multi-family or HOA parking lot to current tenants and their authorized visitors, with non-tenant vehicles subject to tow-away under Oregon ORS 98.812. Practical spec is 12 by 18 inches minimum, mounted at 7 feet to bottom of sign per MUTCD §2A.18, with the legend "TENANT PARKING ONLY -- PERMIT REQUIRED -- VIOLATORS TOWED AT OWNER'S EXPENSE -- PER ORS 98.812 -- [Tow Company Name and Phone]." The sign must be posted at every vehicular entrance to the property and at intervals along the property frontage to satisfy the statute's "reasonably calculated to provide notice" test.
This guide walks the spec our crew at Cojo recommends for apartment complexes, condominiums, and HOA-governed properties across Oregon. It covers sign wording, permit-system integration, sign density, and the enforcement chain that keeps tenant parking actually available to tenants.
Why does multi-family property need tenant-only signage?
Three reasons. Apartment complexes and condo HOAs face recurring overflow parking from non-tenants -- neighborhood guests, commuters at transit-adjacent properties, contractors next door, visitors from the retail block. Without enforceable signage, tenants routinely lose the parking they expected.
The legal layer is the next reason. ORS 98.812 will only authorize a private tow if the property is conspicuously posted at all entrances or at intervals along the boundary. A multi-family lot without tenant-only signage cannot use the statute to clear out a non-tenant vehicle.
The insurance and property-management standards layer comes after that. Carriers and management companies typically require tenant-only signage to protect against liability claims from tenants whose parking has been blocked.
What does the right legend look like?
Standard ORS 98.812 spec for tenant-only signage:
> TENANT PARKING ONLY > PERMIT REQUIRED > VIOLATORS TOWED AT OWNER'S EXPENSE > PER ORS 98.812 > Acme Towing -- 503-555-1234
Optional add-ons depending on the property's permit system and enforcement model:
- "PERMIT MUST BE VISIBLE" or "DECAL MUST BE DISPLAYED" (when tenants get visible permits or windshield decals)
- "GUEST PARKING IN MARKED VISITOR STALLS ONLY" (when visitor parking is segregated)
- "TOWED VEHICLES MAY BE RECLAIMED AT [Tow Yard Address]" (helpful for tenants who park outside their assigned stall accidentally)
- "ACTIVE MONITORING -- TOWED 24/7" (deters opportunistic non-tenant parking)
Avoid naming the property's management company on the sign -- management contracts change and the sign should be durable through that turnover.
How does the permit system integrate with the sign?
Most multi-family tenant-only enforcement uses one of three permit systems:
- Windshield decal. Tenants receive a numbered or color-coded decal that displays on the windshield. Tow contractor verifies decal before towing. Standard at most apartment complexes.
- Hangtag permit. Tenants receive a numbered hangtag that hangs from the rearview mirror. Easier for tenants to transfer between household vehicles. More common at condominium HOAs.
- License-plate registry. Tenants register their vehicle plate with property management, and tow contractor verifies plate against the registry before towing. Increasingly common with LPR-camera enforcement.
The sign legend should reference the permit system in use. "PERMIT REQUIRED" is the standard phrase for decal and hangtag systems. "REGISTERED VEHICLE ONLY" is appropriate for LPR-camera enforcement.
How dense should tenant-only signage be?
Standard ORS 98.812 posting density applies, with multi-family-specific additions:
- Every vehicular entrance. A complex with two entrances needs signs at both.
- At intervals along the property frontage. Long frontage that allows unmarked vehicle entry needs additional signs at 100 foot maximum spacing.
- At the head of every parking row. Multi-row complexes benefit from supplementary signs at the head of each row to reinforce the tenant-only message.
- At every visitor-parking section. Visitor stalls need distinct "VISITOR PARKING" signage to differentiate from tenant stalls.
- At every guest spot. "GUEST PARKING" signs at designated guest stalls.
For a 6-building 84-unit Salem apartment complex we restriped in March 2026, we posted 14 tenant-only signs total: 2 at the two vehicular entrances, 4 along the 320 foot Liberty Street frontage, and 8 at the heads of the parking rows.
What about visitor and guest parking?
Multi-family properties typically need three sign tiers:
| Tier | Sign legend | Use case |
|---|---|---|
| Tenant-only | "TENANT PARKING ONLY -- PERMIT REQUIRED" | Default for tenant-assigned stalls |
| Visitor / guest | "VISITOR PARKING -- 24 HOUR MAXIMUM" | Designated guest stalls (typically 5 to 10 percent of total) |
| Reserved tenant | "RESERVED -- STALL #[X]" | Numbered stalls assigned to specific units |
What sign size and grade does tenant-only need?
Practical spec for the standard property-entry tenant-only sign:
| Spec element | Standard |
|---|---|
| Sign size minimum | 12 x 18 inches |
| Sign size at primary entrances | 18 x 24 inches |
| Letter height (primary "TENANT PARKING ONLY") | 3 inches minimum |
| Letter height (supplements) | 1.5 to 2 inches |
| Sheeting grade | ASTM D4956 Type III HIP minimum |
| Mount height to bottom of sign | 7 feet minimum |
| Background color | White |
| Legend color | Black with red "TENANT PARKING ONLY" header (most common) |
Industry Baseline Range
| Component | Cost per sign / per zone |
|---|---|
| 12 x 18 tenant-only sign HIP Type III | $42 to $68 |
| 18 x 24 entrance sign with full ORS language | $58 to $96 |
| Custom screen-print with property + tow info | $14 to $28 per sign upcharge |
| Numbered reserved stall sign | $18 to $36 |
| Sign post and footing (installed) | $244 to $410 |
| Full apartment complex tenant signage (12 signs + 6 posts + 24 reserved) | $3,840 to $6,840 |
Current Market Reality
Custom screen-print pricing for property name and tow contractor info has stabilized at minimum order quantities of 6 to 10 units, which is the typical range for an apartment-complex install. Reflective sheeting prices climbed 4 to 6 percent annually from 2023 to mid-2026. The biggest cost driver on multi-family signage is the number of reserved-stall signs, which scales with unit count and assigned-stall ratio. Bundling tenant signage with periodic restripe campaigns saves the property manager mobilization cost.
Real install reference -- Eugene 84-unit apartment complex
In April 2026, our crew installed full tenant signage at an 84-unit Eugene apartment complex experiencing weekly tenant complaints about non-resident parking from a neighboring office building.
Spec delivered:
- 12 tenant-only ORS 98.812 signs at 18 x 24 HIP Type III at the entrances and frontage
- 6 visitor-parking signs at the designated 8 guest stalls (24 hour maximum)
- 56 numbered reserved-tenant signs at the assigned stalls (one per assigned vehicle)
- 4 supplementary "PERMIT REQUIRED -- DECAL MUST BE VISIBLE" signs in the unassigned tenant overflow row
- 7.5 foot post-mount on hot-dip galvanized 2.375 inch round posts at the property-perimeter signs
- Wall-mount on the carport columns for the numbered reserved-stall signs
Total project: $5,840 installed. The property switched from chalk-and-tow to LPR-camera enforcement at the same time, with all tenants required to register their vehicle plates. Tenant complaints about non-resident parking dropped to under 1 per month from 4 to 6 per week.
Common tenant-only signage mistakes
- "TENANT PARKING ONLY" without tow-authority language. Cannot be enforced under ORS 98.812.
- Tow contractor name omitted from the sign. Required by ORS 98.812 -- without it the tow company will not execute.
- Naming the property management company on the sign. Management changes lead to sign churn.
- Letter height under 3 inches on the primary legend.
- Mount height under 7 feet. Parked vehicles block the sign.
- Skipping the visitor-parking signage. Tenants get confused about where guests can park.
- Faded sheeting older than 10 years. Weakens enforceability and looks neglected.
For broader category context, see our parking sign buyer's guide hub, the ORS 98.812 private property sign wording reference, and the parking sign installation in Salem city page for multi-family installs in the Salem area.
Tenant parking only sign FAQ
What does a tenant parking only sign legally need to say in Oregon? "TENANT PARKING ONLY -- PERMIT REQUIRED -- VIOLATORS TOWED AT OWNER'S EXPENSE -- PER ORS 98.812 -- [Tow Company Name and 24-Hour Phone]" is the standard enforceable legend. The tow company name and phone are required by ORS 98.812. Without them the sign does not satisfy the statute and tow contractors cannot execute.
How many tenant-only signs do I need on a 60-unit apartment complex? Roughly 8 to 14 property-perimeter signs (entrances and frontage), 4 to 8 visitor-parking signs at designated guest stalls, and 1 numbered reserved-stall sign per assigned vehicle (typically 1 to 2 per unit). A 60-unit complex with 90 assigned stalls and 6 visitor stalls typically needs 100 to 110 signs total across all tiers.
Do I need a permit to install tenant parking signs in Oregon? Most Oregon municipalities do not require a permit for parking-related private-property signs. Portland Title 32 and Salem Chapter 79 cover sign permitting but exempt regulatory parking signs from most permit triggers. Locate-call notice through 811 is required for any post installation regardless of permit status.
What's the difference between tenant parking and reserved parking? Tenant parking is the lot-wide restriction that excludes non-tenants. Reserved parking is per-stall assignment of specific stalls to specific tenants. Most multi-family properties use both -- the perimeter and entry signs say "TENANT PARKING ONLY" and the per-stall signs say "RESERVED -- STALL #X." See our numbered tenant parking sign spec for the per-stall variant.
Can I tow a non-tenant vehicle without ORS 98.812 signage? No. Oregon tow contractors will not execute on non-tenant tows without proper signage that meets ORS 98.812 standards. The signage is the legal foundation for the tow. Properties without compliant signage need to install it before any tow contractor will accept a tow contract for the property.