Recently, residents of Zhaoshang Yonghuafu in Guangzhou’s Tianhe District reported the emergence of a “shocking” double‑deck parking system: an additional mechanical parking level has been installed atop the standard parking spaces. Residents say that once a vehicle is parked in the lower level, the upper‑level space becomes completely unusable. Accordingly, homeowners are questioning whether the developer installed the mechanical parking spaces merely to meet a quota. Many homeowners have reported , such a mechanical parking system The facilities are very inconvenient to use.
In the Yonghua Mansion community, once a vehicle is parked in the lower-level space, the upper-level space becomes unavailable.
The homeowner finds it too cumbersome to report parking requests to the lower level, while the developer claims that a planning permit has been obtained.
“Can such a parking space, which cannot be used independently, really be considered a full-fledged parking spot?”
“Homeowners at Yonghua Mansion question whether these mechanical parking spaces were installed by the developer merely to meet the 1:… ratio.”
Built with a 1.5-meter parking space ratio.
Moreover, when they purchased the property, they were completely unaware that there would be so many mechanical parking spaces.
On December 8, the developer of the residential complex in question stated that all of the complex’s mechanical parking spaces have been duly registered with the relevant authorities and that dedicated staff will be dispatched to assist residents in using these spaces.
There are so many mechanical parking spaces, yet I was unaware of this when I bought the property.
The Zhaoshang·Yonghuafu residential community is located on Yuejing Road in Tianhe District, Guangzhou. Resident Mr. Wen noted that the complex is situated far from the city center, with several nearby subway stations four to five kilometers away, making it very inconvenient without a private car.
“Most of the units in our community are large apartments over 140 square meters, and many families live together in a single home—some even own two cars.”
Mr. Wen stated that, precisely because there are so many private cars, the demand for parking spaces in the residential community is also quite high.
Another homeowner, Ms. Li, said that when she purchased her apartment, she did take parking into account. At the time, the developer stated that the parking-to-unit ratio was “1:”
1.5”, meaning that each household is guaranteed 1.5 parking spaces, though at the time I was unaware whether this included any mechanical parking spaces.
In addition to Ms. Li, several other residents of the community also said they were unaware.
Homeowner Mr. Wen stated that, when purchasing his property, he saw a public notice stating: “The project’s underground parking garage is configured with a mix of conventional parking spaces and automated parking spaces; the automated spaces require manual operation.”
However, Mr. Wen stated that the notice did not disclose the number of mechanical parking spaces, nor did it include a schematic diagram of such spaces.
In July this year, Phase I of the residential complex was handed over in stages (Phase II was delivered ahead of Phase I).
Several homeowners said they were stunned when they went to inspect the underground parking garage.
“The second and third basement levels are almost entirely dedicated to double-deck mechanical parking spaces, with only the first basement level offering surface parking.”
“Mr. Wen, a homeowner, also admitted that he had only known there would be mechanical parking spaces, but he never expected there to be so many—accounting for such a high proportion—and that they were all of this simple rack‑type design.”
“The cars below aren’t moving, and the cars above can neither enter nor exit.”
“The residents said they park here because they live in this community, and their parking is long-term with irregular arrival and departure times. So, are they really expected to report each time they park by seeking permission from the owners of the lower-level spaces?”
Mr. Ma, the property owner, said he rarely sees such simple mechanical parking spaces in other residential complexes in Guangzhou; they are typically found only in commercial parking lots, and most of them feature lateral sliding mechanisms that allow for cyclical stacking of vehicles on multiple levels.
Homeowners say that, when including mechanical parking spaces, the community’s parking ratio does indeed reach 1:
A 1.5 ratio, but mechanical parking spaces cannot be used independently at all; they argue that this does not qualify as a standalone parking space.
If these parking spaces are not counted, the community’s parking ratio would fall far short of 1:
A ratio of 1.5.
Meanwhile, the first-phase homeowners also presented a “Request for Commissioned Modification of Mechanical Parking Spaces at Yonghua Mansion,” which indicates that the applicant is a resident of the community and has authorized the developer or a third party designated by the developer to dismantle the mechanical parking equipment and restore the spaces to standard dimensions suitable for conventional parking.
Residents of Phase I report that some owners in Phase II have already removed their mechanical parking spaces. Should residents of Phase I follow suit, the developer’s prior promise of “1:”
The 1.5‑car parking ratio will not be guaranteed.
In a letter of objection submitted by Phase I residents to the developer regarding the rental and sale plan, the residents stated that they urge the developer to immediately suspend all leasing and sales of parking spaces in Phase I, and to proceed only after unveiling a solution that addresses the issue of unreasonable mechanical parking spaces and obtaining approval from the Phase I residents.
Meanwhile, the homeowners hope that the developer will formulate and publicly disclose a plan for making up the shortfall in the number of planned parking spaces in the underground garage, as well as a solution—through retrofitting mechanical equipment or other means—that allows the upper- and lower-level mechanical parking spaces to be used independently.
Phase I provides 906 parking spaces, including 680 mechanical parking spaces.
There are vehicles on site that cannot be parked.
On the afternoon of December 7, a reporter from the Xin Kuai Bao visited the Zhaoshang·Yonghua Mansion on Yuejing Road in Tianhe District, Guangzhou. At the entrance to the underground parking garage of the community’s Phase I, a notice posted by the developer, Guangzhou Lianzhou Real Estate Co., Ltd., outlined the scheme for selling (or leasing) parking spaces.
The plan indicates that Phase I of Yonghua Mansion comprises 564 residential units and 906 parking spaces, including 226 titled parking spaces and 340 mechanical parking bays (totaling 680 spaces). In this offering, 226 titled parking spaces are being sold, while 680 mechanical parking spaces are available for rent.
Among them, unsold parking spaces are priced at approximately RMB 330,000 each, while the monthly rent for available parking spaces is RMB 800 per month.
The public notice period is from November 14 to December 13.
Meanwhile, in a “Statement on the Rental and Sales Plan for Parking Spaces in Phase I of Zhaoshang·Yonghuafu,” the developer noted that, according to the Construction Planning Conditions Verification Opinion issued by the Guangzhou Municipal Commission of Land Resources and Planning, Phase I is planned to include 226 designated parking spaces and 680 mechanical parking spaces, with a ratio that meets 1:
1.5.
At present, the first-phase parking spaces are under public notice; no long-term rental options are available, and no requests have been made to owners to remove the mechanical parking spaces.
That afternoon, a reporter from the New Express Daily observed on the B2 and B3 levels of an underground parking garage that these two floors were almost entirely equipped with mechanical parking spaces arranged in vertical pairs. Each pair consists of an independent upper–lower unit, with two crossbeams running left–right; the upper level serves as a load-bearing slab, and the entire system functions as a vertical lifting mechanism.
The left and right mechanical parking spaces are not connected; vehicles in the lower level must be moved to allow access to those in the upper level.
Next to the mechanical parking space, there are four simple buttons: “Raise/Lower,” “Start/Stop,” an emergency button, and a power button.
Meanwhile, each mechanical parking space is equipped with a sign indicating a height limit of 1.55 m for both the upper and lower levels, a width limit of 1.85 m, and a weight limit of 2 tonnes.
As the Phase I parking spaces have not yet been officially leased or sold, there are currently few vehicles parked on site.
At the B2 level, the reporter observed a midsize car parked outside a mechanical parking space, with its height exceeding the maximum clearance of the lower level.
In addition, there is a noticeable discrepancy between the mechanical parking spaces on the third and second basement levels. On the spot, a homeowner took out a measuring tape and found that some upper-level mechanical spaces, due to overhead pipe constraints, have a clearance of less than 1.3 meters.
The reporter also stood beneath several automated parking spaces to conduct tests; in some cases, the space below was just a few finger-widths above the reporter’s head, while in others it already brushed against the top of the head.
The reporter also visited Phase II of the residential complex, where some units have already been leased or sold, and found that almost no residents use the mechanical parking spaces on the upper level. Furthermore, in two of these spaces, there is no mechanical parking system installed between the two levels, raising the question of whether the owners themselves removed it.
On the afternoon of December 7, a reporter accompanied a homeowner to the parking‑space sales center at Yonghua Garden. A sales representative explained that for mechanical parking spaces, a long-term lease involves paying a one‑time long‑term rental fee, after which only a monthly management fee of 120 yuan is required.
The other party mentioned that the mechanical parking spaces in Phase I have inconsistent heights, so if you’re planning to buy one, you should act quickly and choose a spot with both the upper and lower height dimensions relatively high.
After the homeowner pointed out that they hadn’t anticipated so many mechanical parking spaces, the sales representative said they hoped the homeowner would stop dwelling on it and that there was no possibility of excavating another level.
Meanwhile, the other party stated that, among the Phase II mechanical parking spaces already leased on a monthly or long-term basis, virtually none have been used to date.
If the property owner wishes to use it, the property management will assign a dedicated operator.
All parking spaces have been reported.
Mechanical parking systems have equipment safety approvals.
On December 8, a responsible official from the community developer’s marketing department told a reporter from the Xin Kuai Bao that all the mechanical parking spaces in the complex have been duly registered with the relevant authorities and have obtained planning approval, with corresponding notices posted at the entrance to the community’s parking lot.
Given the inherent inconvenience of parking in mechanical parking spaces, pricing will be adjusted accordingly.
Regarding the safety of mechanical parking spaces, the official stated that all such spaces are equipped with the requisite safety certifications. At the time of operation, designated personnel holding the appropriate qualifications will be assigned to manage the equipment, ensuring they are certified and authorized to assist residents with parking.
The official stated that the parking spaces in Phase I of the residential community are currently under public notice, and the specific plans for their sale and rental have not yet been finalized.
At present, we have addressed the owners’ questions and concerns regarding parking spaces through public notice and will continue to maintain open communication and engage in ongoing discussions with them.
Install and construct multi-level parking facilities.
It must be approved by a majority of the owners.
Yang Juan, an attorney at Guangdong Fashengbang Law Firm, told a reporter from the Xin Kuai Bao that the “Administrative Measures for the Installation of Mechanical Multi‑Storey Parking Facilities in Guangzhou” have been in effect since October 1, 2019.
According to these Measures, if the parking facilities provided within a residential community fail to meet the parking needs of the owners, with the consent of owners whose exclusive-use portions account for more than half of the building’s total area and who represent more than half of the total number of owners, mechanical automated parking systems may be installed or constructed on the common areas within the development’s designated zone to serve as temporary parking spaces.
Once a mechanical parking space is put into service, it may not be dismantled without authorization.
Yang Juan stated that owners have the right to request developers to disclose relevant documentation, as mechanical automated parking systems must be submitted for approval by the planning authorities and undergo fire safety inspection; accordingly, owners may also apply to the relevant planning departments and fire safety authorities for access to such information. If there are safety concerns—for example, if the automated parking garage fails to meet national building standards—property owners have the right to require the developer to make necessary rectifications.
