Lot Owner User Guide

Parkulo uses email-based passwordless authentication for lot owners and property managers to keep administrative access secure without storing static passwords.

1. Visit the Owner Portal Login page.
2. Enter your work or property management email address and click Send Access Code.
3. Check your email inbox for a message from Parkulo containing a 6-digit verification code and a one-click Magic Link.
4. Either enter the 6-digit code on the verification screen or click the secure link in your email to instantly open your dashboard.

Before registering parking lots or collecting driver payments, you must complete Stripe onboarding. Parkulo routes driver payments and paid citation fees directly to your connected bank account.

How to complete onboarding:

1. When you sign in for the first time, look for the yellow Stripe Onboarding Required alert at the top of your properties list.
2. Click Complete Setup to be redirected to Stripe's secure registration form.
3. Provide your business or individual details, bank routing and account numbers, and submit.
4. Once redirected back to Parkulo, your account will display as verified, unlocking the Add Property button.

Each parking deck, surface lot, or commercial garage is tracked as a distinct property with its own location address, rate schedules, live occupancy metrics, and unique check-in signage.

1. From the My Properties tab, click the Add Property button in the top menu.
2. Enter an internal Location Name (e.g., Downtown Plaza Deck or Main St Surface Lot).
3. Use the Search Address bar powered by Google Places to auto-fill the street address, city, state, and zip code.
4. Click Save Property.

Upon creation, the system automatically geocodes the coordinates, assigns an automated web slug (e.g. /location/downtown-plaza-deck) for public discovery, and generates a unique 6-digit Lot Code used for driver text-to-park check-in.

Each property supports customizable rate tiers and violation fines. You can update these rates anytime by clicking Manage on any lot card in your dashboard.

Time-of-day rates:

To charge a different hourly rate at certain times, such as nights or weekends, open Parking Rates on the lot and click + Add a Time-of-Day Rate. Give it a name, pick the days, set the start and end times and the hourly price, then click Add Rate. Each half hour is billed at the rate in effect when it begins. The first hour minimum and daily maximum still apply.

Event parking:

For games, concerts and other events, open the lot's Event Parking tab and click New Event. Set a flat price, the start and end times, and optionally a spot limit, then click Create Event. Drivers can buy passes ahead of time, and while the event runs the lot sells event passes instead of hourly parking. Each event gets its own sign and share link.

Drivers start parking sessions either by scanning a QR code with their smartphone camera or texting your lot's 6-digit code. Parkulo manufactures commercial-grade reflective aluminum signs customized with your facility's exact QR and text details.

How to place a signage order:

1. Open your property details page by clicking Manage on the lot.
2. Under Active Metrics & Signage, click Purchase Signage.
3. Select the quantity of signs and mounting kits needed, then click Add to Cart.
4. Proceed to your Cart, enter your shipping destination address, and complete payment.
5. Track manufacturing and delivery status directly inside the Signage Orders table on your main Owner Portal.

You can also print instant sign templates directly from your browser by clicking Print / Download Lot Signage or Download QR Code from the lot manage screen.

Your Owner Portal acts as a central command station for portfolio occupancy and financial reporting.

Under the Global Activity section of your dashboard, toggle between:

• Session Log: Real-time feed showing vehicle license plate, vehicle make/model, start/end times, extension count, gross collected, Stripe processing costs, and your net earnings.
• Violations Log: Summary of paid tickets, issuance timestamp, citation reasons, and issuing agent email.

Click Export Global CSV to download itemized financial reports for accounting and tax reconciliation. Older Starter accounts need a paid plan to export.

Parkulo includes full digital enforcement tools that run directly in any mobile web browser without requiring handheld hardware terminals.

Enforcement Workflow:

1. Check Plate Status: Navigate to the lot manage screen and click Issue Violation. Type the vehicle's license plate number and state, then click Verify Status.
2. Instant Status Verification: The system automatically verifies:
   • ACTIVE — Vehicle has an active paid session or event pass with remaining time.
   • MONTHLY TENANT — Vehicle has an authorized monthly parking permit.
   • EXPIRED TODAY — Driver paid previously today, but their time has elapsed.
   • NO RECORD — Vehicle has never checked in or paid today.
   • ALREADY TICKETED — Vehicle was already ticketed at this lot today. Protects drivers from accidental duplicate tickets.
3. Issue Citation: If unauthorized, choose the violation reason (Parking Not Paid, Parking Expired, Improperly Parked, or Other with your own reason) and attach a mobile photo of the vehicle and plate. You can still ticket a vehicle that has paid by choosing Issue citation anyway (Improperly Parked).

Handling Driver Disputes:

When drivers dispute a citation, it appears in your lot's Violations Log with a Review Dispute button that shows the driver's explanation and uploaded photo. Click Approve & Void to cancel the ticket or Deny Dispute to keep the citation active.

If your property serves residential apartments, office tenants, or recurring monthly commuters, enable automated monthly tenant subscriptions.

1. Open your property details page and click the Tenant Management tab.
2. Turn on the Monthly Tenant Access switch.
3. Set your Base Subscription Rate (e.g., $100.00/month or $0.00 for free residential guest passes) and click Save Rate.
4. Under Invite New Tenant, enter their email address and click Send Invitation.

The tenant receives a secure email invitation to link their vehicle plate number and set up automatic monthly billing on Stripe. Drivers can also sign up themselves from the Monthly Pass tab when they park at your lot.

Share management duties with your team without exposing your banking payouts or subscription billing information.

To invite team members, go to Account Settings → Team Management, enter their email address, and select the corresponding role. You can revoke access anytime with one click.