Parking coverage from the gate to the stall.
Premises liability for lots and structures, garagekeepers for cars you park, and crime coverage for cash handling, for operators and property owners.
By Sam Alishahi · CA Insurance License #4348151 · Reviewed November 2026 · How this page is researched
Self-park and attended are different risks
A self-park lot mainly faces slip-and-fall and security claims. An attended lot, where staff hold keys or move cars, also needs garagekeepers coverage for customers' vehicles.
Property owners and management contracts often require specific limits and additional insureds. I place parking operators and owners with carriers that write the class.
- Premises liabilityFalls, lighting and security claims.
- GaragekeepersCustomers' cars when staff hold keys.
- CrimeCash and payment handling.
- UmbrellaHigher limits for lease requirements.
What underwriters will ask
Having these ready means I can go to market on the first call. The quote form asks for the same things, and anything you don’t know yet can wait.
- Location: address and type of lot or structure.
- Spaces: number of stalls.
- Operation: self-park, attended or valet.
- Security: cameras, lighting and staff.
- Contracts: owner or management requirements.
- History: current policies and loss runs.
Claim tickets and posted terms: what Civil Code 1630 requires
In California, when the printed ticket or claim check you hand a driver is a contract of bailment for parking or storing a motor vehicle, Civil Code 1630 controls its format. Unless the contract meets these rules, it isn't binding, in whole or in part, on the vehicle owner or on the person who leaves the car with you:
- Header. "This contract limits our liability, read it" must be printed at the top in capital letters of 10-point type or larger.
- Print size. All provisions must be printed legibly in 8-point type or larger.
- Posted copy. A copy of the contract, printed in large type in an area at least 17 by 22 inches, must be posted in a conspicuous place at each entrance of the lot.
- No forced waiver. Accepting the benefits of the contract isn't a waiver of these rules, and it is unlawful to issue the contract on condition that they are waived.
Section 1630 carves out one exception, Civil Code 1630.5. When you require drivers to leave their keys in the car, the terms of the parking contract can't exempt you, in whole or in part, from liability for theft of that car. Section 1630 also allows city ordinances on the subject that are not less restrictive, so check your city's code too.
Why this matters for coverage: after a loss, your ticket and your entrance sign become part of the record. I ask for a photo of both with the application, and I send the ticket wording to the underwriter instead of describing it. Outside California, ticket and sign rules vary by state.
Towing from your lot: the owner's side of Vehicle Code 22658
Vehicle Code 22658 lists when the owner or person in lawful possession of private property may have a parked vehicle removed, and it puts duties on that owner:
- Signs. One basis, subdivision (a)(1): a sign in plain view at all entrances, at least 17 by 22 inches with lettering at least one inch high, prohibiting public parking, stating that vehicles will be removed at the owner's expense, and listing the local traffic law enforcement agency's phone number and the name and phone number of each towing company with a written towing agreement.
- Written authorization. The tow company can't start a removal without written authorization from you or your employee or agent, who must be present at removal and verify the violation (subdivision (l)(1)). It must identify the vehicle and the authorizer and state the grounds, when the car was first seen and when the tow was authorized.
- Police notice. Notify the local traffic law enforcement agency by phone, or by the most expeditious means if a call is impractical, within one hour after authorizing the tow, and state the grounds if the legal or registered owner asks (subdivision (f)).
An owner who causes a removal without complying with paragraph (1), (2) or (3) of subdivision (a), or without stating the grounds when asked, is liable for double the storage or towing charges (subdivision (e)(1)). The vehicle owner may also recover for damage to the vehicle caused by an intentional or negligent act of anyone causing or carrying out the removal (subdivision (d)). A car not yet removed and in transit must be released immediately and unconditionally on the owner's request (subdivision (g)); if it was already hooked up, the tow company may charge no more than one-half its regular towing charge (subdivision (h)).
I ask who authorizes tows at each lot and whether the towing agreement has indemnity and insurance terms, and I read your general liability wording for how a wrongful-tow claim is treated. If you lease the lot to an operator, match these duties to the lease and your lessor's risk policy. Towing rules vary by state.
Parking lot insurance, answered
Do I need garagekeepers for a self-park lot?
Usually not, since customers keep their keys. Attended and valet parking need it.
Are car break-ins covered?
Theft from a self-park car is usually the car owner's claim. Liability can respond if you're alleged to be negligent, such as broken lighting.
What limits do property owners require?
Often $1 million per occurrence or more, with the owner named as additional insured. Send me the contract.
Is snow or ice an issue in California?
Rarely, but oil, water and uneven surfaces cause most falls.
Do you offer parking lot and garage insurance outside California?
Yes. Clients across the country send the same quote form. Sam Alishahi is licensed in all 50 states and Washington, DC and places policies there directly. The shopping across carriers works the same way. Rules, minimums and markets differ by state — see insurance requirements by state.
Official sources
- California Civil Code 1630 (parking and storage contracts)
- California Civil Code 1630.5 (theft when keys are required to be left in the vehicle)
- California Civil Code 1851 (storage; depositary for hire)
- California Civil Code 1852 (ordinary care)
- California Civil Code 1838 (presumption when depositary withholds an account)
- California Vehicle Code 22658 (removal from private property)
- IRMI: Garagekeepers Coverage
- IRMI: Garagekeepers Extra Legal Liability
- DGS Division of the State Architect: Summary of 2016 CBC Changes for EVCS Accessibility
- Building Standards Commission: DSA-AC 01/19 Final Statement of Reasons, Part 2
Send the location. I'll shop it.
The address, number of spaces and how the lot is run are enough to start.
Alishahi Insurance · Saman Alishahi, independent insurance broker, California License #4348151. General information, not a quote or a promise of coverage; coverage depends on underwriting and the terms, conditions and exclusions of the policy actually issued. Some policies may be placed with nonadmitted (surplus lines) insurers, which are not members of the California Insurance Guarantee Association (CIGA).
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