Parking... How to Phrase It?

I'm in a major city. I have parking (secure garage) for about 1/3rd of the rooms. We charge for this parking. We set the price many years ago and offer a discount of 1/3rd off, if prebooking (but not cancellable). It also offers in and out privilege, though for the most part most people should never move their car as parking is more expensive that public transport (and more aggrevating.)
The other option is parking in the street. It's free, of course. But I can't reserve it. Can't promise it. Can't guarantee it. It's also in limited zones, because about 2/3rd of the street is reserved for local residents with identifying stickers. Then there is the one hour per week where there is no parking on one side of the road for street cleaning, on each side on different days, of course. Meaning that we have half the parking and we all squeeze on to one side. So this happens twice a week.
My problem is that I don't want to appear pushy and make people feel uncomfortable about parking in the street, but at the same time, I want to get people to pay for parking. A sort of catch-22 situation. At the same time, I also want them to understand that they are on their own for finding street parking, if that is the route that they wish to go.
So, how do we nicely phrase all of this?

'Unreserved street parking is free, but location of parking slot is not guaranteed and subject to city parking regulations. Reserved, covered parking is guaranteed, but limited. Cost for reserved parking is x. Must reserve in advance, non-refundable.'

Madeleine said:

'Unreserved street parking is free, but location of parking slot is not guaranteed and subject to city parking regulations. Reserved, covered parking is guaranteed, but limited. Cost for reserved parking is x. Must reserve in advance, non-refundable.'.

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Madeleine said:

'Unreserved street parking is free, but location of parking slot is not guaranteed and subject to city parking regulations. Reserved, covered parking is guaranteed, but limited. Cost for reserved parking is x. Must reserve in advance, non-refundable.'

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There you have it!

I like Madeline's phrasing. You might also want to underline what a pain it is to find parking though.
We highly recommend our reserved parking spaces for those who do not want the hassle of parking spot hunting in our busy area.

Madeleine said:

'Unreserved street parking is free, but location of parking slot is not guaranteed and subject to city parking regulations. Reserved, covered parking is guaranteed, but limited. Cost for reserved parking is x. Must reserve in advance, non-refundable.'.

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Should I have a disclaimer, like "Not responsible for availability, security or fines."

Eric Arthur Blair said:

Madeleine said:

'Unreserved street parking is free, but location of parking slot is not guaranteed and subject to city parking regulations. Reserved, covered parking is guaranteed, but limited. Cost for reserved parking is x. Must reserve in advance, non-refundable.'.

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Should I have a disclaimer, like "Not responsible for availability, security or fines."
.

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'Street parking is 'at your own risk'. Innkeepers assume no responsibility for any fines incurred by guests not reading or obeying city signage. Availability of street parking is not guaranteed and may be located several blocks away from the inn.'
You could post a link at that point to a map of the surrounding area and an online city parking ordinances webpage. You have to consider that not everyone 'gets' city parking, alternate side of the street parking, no parking directly in front of the building they want, etc. Lots of people have never been outside their own little housing development.
My mom did not know how to drive until we moved out of the city. She used to have to wake my dad up to go move the car if he forgot to park it on the correct side of the street when he got home from work at 1 AM. NOT a pretty sight. Luckily, he could generally get a spot near enough to our apt building that she could see the car from the window. (Not that many people had cars back then.) But then we all had to memorize which side of the street on which days. (Of course, if dad's car was the only one on that side of the street, it was kind of obvious!)

Eric Arthur Blair said:

Madeleine said:

'Unreserved street parking is free, but location of parking slot is not guaranteed and subject to city parking regulations. Reserved, covered parking is guaranteed, but limited. Cost for reserved parking is x. Must reserve in advance, non-refundable.'.

Click to expand...

Should I have a disclaimer, like "Not responsible for availability, security or fines."
.

Click to expand...

Eric Arthur Blair said:

Should I have a disclaimer, like "Not responsible for availability, security or fines."

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Perfect supplement to Maddie's reply. You are on record that you are not responsible for the fines incurred by their stupidity.
BTW, I like your badge

Eric Arthur Blair said:

Madeleine said:

'Unreserved street parking is free, but location of parking slot is not guaranteed and subject to city parking regulations. Reserved, covered parking is guaranteed, but limited. Cost for reserved parking is x. Must reserve in advance, non-refundable.'.

Click to expand...

Should I have a disclaimer, like "Not responsible for availability, security or fines."
.

Click to expand...

Eric Arthur Blair said:

Should I have a disclaimer, like "Not responsible for availability, security or fines."

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One would thing that disclaimer is unnecessary. It would make no sense hold an innkeeper responsible for city street parking availability, security, and fines. Who would do that?
Oh. Right. B&B guests, that's who.

Arkansawyer said:

Eric Arthur Blair said:

Madeleine said:

'Unreserved street parking is free, but location of parking slot is not guaranteed and subject to city parking regulations. Reserved, covered parking is guaranteed, but limited. Cost for reserved parking is x. Must reserve in advance, non-refundable.'.

Click to expand...

Should I have a disclaimer, like "Not responsible for availability, security or fines."
.

Click to expand...

Eric Arthur Blair said:

Should I have a disclaimer, like "Not responsible for availability, security or fines."

Click to expand...

One would thing that disclaimer is unnecessary. It would make no sense hold an innkeeper responsible for city street parking availability, security, and fines. Who would do that?
Oh. Right. B&B guests, that's who.
.

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I had a guest who tried to charge me for parking on the street and getting his wing mirror knocked off

Arkansawyer said:

Eric Arthur Blair said:

Madeleine said:

'Unreserved street parking is free, but location of parking slot is not guaranteed and subject to city parking regulations. Reserved, covered parking is guaranteed, but limited. Cost for reserved parking is x. Must reserve in advance, non-refundable.'.

Click to expand...

Should I have a disclaimer, like "Not responsible for availability, security or fines."
.

Click to expand...

Eric Arthur Blair said:

Should I have a disclaimer, like "Not responsible for availability, security or fines."

Click to expand...

One would thing that disclaimer is unnecessary. It would make no sense hold an innkeeper responsible for city street parking availability, security, and fines. Who would do that?
Oh. Right. B&B guests, that's who.
.

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I can send you a few reviews where people blame the innkeeper for things that happen off-property.

Eric Arthur Blair said:

Arkansawyer said:

Eric Arthur Blair said:

Madeleine said:

'Unreserved street parking is free, but location of parking slot is not guaranteed and subject to city parking regulations. Reserved, covered parking is guaranteed, but limited. Cost for reserved parking is x. Must reserve in advance, non-refundable.'.

Click to expand...

Should I have a disclaimer, like "Not responsible for availability, security or fines."
.

Click to expand...

Eric Arthur Blair said:

Should I have a disclaimer, like "Not responsible for availability, security or fines."

Click to expand...

One would thing that disclaimer is unnecessary. It would make no sense hold an innkeeper responsible for city street parking availability, security, and fines. Who would do that?
Oh. Right. B&B guests, that's who.
.

Click to expand...

I can send you a few reviews where people blame the innkeeper for things that happen off-property.
.

Click to expand...

Eric Arthur Blair said:

I can send you a few reviews where people blame the innkeeper for things that happen off-property.

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Plus any review that says 'and it rained/snowed/was sunny the whole time'.