Parking Lot Maintenance
We patch, sealcoat, stripe and pressure wash commercial parking lots: the pothole at the entrance, the stall lines that have faded to nothing, the oil-stained dumpster pad. It's work our grounds clients add, with the same account manager they call about the grounds.
The site visit and written estimate are free.
- Commercial and industrial sites only
- 1 ac+
- Duke Seiler's years in site work and concrete
- 26 yrs
- Visit schedule and estimate, before we start
- Written
Asphalt Patching
Our crew already drives through your lot on every grounds visit, so we see the damage early. We repair failed asphalt and patch potholes back to a sound surface.
If the crew spots a new pothole on a routine visit, we'll tell you and price the repair for your approval. Nothing gets added to your bill without a yes.
Where most lots fail
- The entrance apron, where every vehicle turns
- The edge of the pavement along curb lines and islands
- Drive lanes with alligator cracking
- Old utility cuts that have settled
- The square of pavement in front of the dumpster, where the hauler's front wheels land every week
Sealcoating
Sealcoat protects asphalt that is still sound. It slows the damage from sun and water and gives a faded lot one even surface before restriping.
It won't fix pavement that has already failed, so we patch first and seal second. Sealcoat needs dry pavement and warm enough weather to cure, and traffic stays off it until it does. We'll plan the closures with you before work starts.
Line Striping
- ADA stalls. Accessible and van-accessible stalls, access aisles, the symbol and the marked route to the entrance, restriped to the layout on your approved site plan.
- Fire lanes. Painted curbs and stenciled lettering where your fire marshal requires them.
- Re-layouts. Changing stall angles, adding stalls, moving a loading zone, and adding crosswalks, stop bars and directional arrows.
- Restriping. Fresh paint over the existing layout, usually right after sealcoating.
Pressure Washing
We pressure wash the concrete people walk past on the way in, on its own or alongside your other lot work.
What we wash
- Main entrances and the walks leading to them
- Sidewalks and building entry pads
- Dumpster pads and enclosures
- Gum, oil drips, rust stains and mildew on flatwork
Planned around your hours.
A parking lot only gets fixed when nobody needs to park in it. We schedule patching, sealcoating and striping around how your site runs.
Before work starts, you get the dates, the sections that will close and the order of the work in writing. You can give it to tenants or post it for your shifts.
The crew already on your site.
Adding parking lot work to a grounds contract is simpler than hiring a separate paving vendor.
- One account manager. Mike Dickerman handles your grounds, and he handles the pavement work too.
- A crew that knows the site. They already know the gate codes, the delivery schedule and where the trucks turn.
- Work done in the right order. Patch, then seal, then stripe, timed around your regular visits.
- One look at the whole lot. If water ponds in the same low spot after every rain, that's a drainage problem, and our drainage repair work can fix it before we patch over it.
How We Work
- Site visit and written estimate. The estimate lists each repair, the order of the work and the price.
- What this service covers. We repair and maintain existing asphalt lots: patching, sealcoating, striping and pressure washing.
- Layouts. Re-layouts that change stall counts, accessible parking or fire lanes follow the layout approved by your engineer, your architect or the local jurisdiction. We stripe to that plan. We don't certify ADA compliance.
- Size and insurance. Commercial and industrial sites of an acre or more. Fully insured, with a certificate of insurance on request.
Parking Lot Maintenance Questions
Can we add parking lot work to our grounds maintenance contract?
Yes. That's how most of this work starts. We price it as a separate line for your approval, and the same account manager handles both.
How often does a commercial lot need sealcoating?
It depends on traffic, sun and the condition of the asphalt. We'll look at the surface on the site visit and tell you whether it's ready for sealcoat or needs patching first.
Can you restripe our ADA stalls and fire lanes?
Yes. We restripe accessible stalls, access aisles, symbols and fire lanes to the layout approved for your site, usually right after patching and sealcoating.
Do you pressure wash dumpster pads and building entrances?
Yes: entrances, sidewalks, entry pads, dumpster pads and enclosures.
Water stands in the same spot after every rain. Is that a patch or a drainage problem?
Often both. If a settled patch is holding water, we repair it so it drains. If the water has nowhere to go, the drainage gets fixed first.
Often Paired with Parking Lot Work
Commercial Landscaping & Grounds MaintenanceMowing, trimming, beds, pruning, turf and open-acreage mowing on a written visit schedule.Learn More →
Concrete Sidewalk & Curb RepairTrip hazards, broken curb, worn ADA ramps and dumpster pads.Learn More →
Drainage RepairPonding in the lot, silted swales, blocked culverts and washouts.Learn More →Explore More With P1
Related Site Services
Lot work often goes with curb repairs, drainage fixes and regular grounds maintenance.
Tell us what your lot needs.
Walk the lot with us. We'll mark the repairs, put the order and the price in writing, and schedule the work around your hours. The site visit and written estimate are free.