Five Disciplines.
One Program.
We're a full-service parking lot maintenance provider. Each discipline below is quoted on its own or bundled into one annual program for your lot — specified for freeze-thaw and scheduled around your operating hours.
01Mill & Pave
Milling takes the top 1.5–2 inches of oxidized, raveled asphalt off and leaves a clean, uniform surface to build on. Failed base sections get cut out and re-compacted, low spots and ponding are corrected, then a tack coat bonds a new hot-mix overlay to what's left. You get a lot that drains and wears like new — at a fraction of the cost, dump fees and downtime of a full-depth rebuild.
For Your Business
A new surface lifts how the property reads to tenants, customers and buyers — and it ends the yearly repair bills, trip hazards and liability exposure that come with torn-up pavement.
- 1.5–2 in. mill to a uniform depth, hauled off site
- Failed base cut out, re-graded and re-compacted
- Tack coat applied for a full bond to the existing surface
- 2 in. compacted hot-mix asphalt overlay, rolled to spec
- Pitch, transitions and drainage restored, not paved over
- Phased or overnight work so the lot never fully closes
- Mill depth
- 1.5 – 2 in.
- Overlay
- 2 in. compacted
- Mix
- Highway-spec hot mix
- Schedule
- Phased or overnight
- Surface life
- 15+ years
- Best for
- Sound base, worn surface
02Sealcoating
Sealcoat is the wearing coat. It takes the sun, the salt, the oil drips and the plow blades instead of the asphalt underneath. We clean and blow the lot, fill the cracks first so water can't get under the sealer, then apply commercial-grade coal tar or asphalt emulsion at the right rate — no thin water-down coat that's gone in a season. Kept on a 4 year cycle, it's the cheapest money you'll ever spend on the property.
For Your Business
The cheapest line item in your pavement budget. A sealcoat cycle costs a fraction of repaving and keeps the asset on a predictable annual spend instead of an emergency capital hit.
- Surface cleaned, blown and prepped before anything goes down
- Cracks filled first — sealer over open cracks is money wasted
- Commercial-grade coal tar or asphalt emulsion, applied at rate
- Strengthening additives blended in for a harder, longer-wearing film
- Edges, curb lines and stall lines cut clean
- Traffic closed until the coat cures, not before
- Cycle
- Every 4 years
- Material
- Coal tar or asphalt emulsion
- Application
- Spray or squeegee
- Additive
- Strengthening additives
- Cure
- 24 – 48 hours
03Hot Asphalt Patching
A cold-patch bag is a band-aid. It ravels out, the plow catches it, and you're patching the same hole every spring. We remove the broken material down to sound base, re-compact it, tack every vertical edge, then place DOT-approved hot mix in lifts and compact it flush with the surrounding pavement. It's designed to last at least 10 years — no lip for water to sit in, no lip for a plow to catch.
For Your Business
Safer lot, fewer claims. Flush repairs mean no trip-and-fall exposure for you, no wheel and alignment damage for your tenants, and no plow blades catching on lips all winter.
- DOT-approved hot mix, specified to last at least 10 years
- Broken asphalt and loose base removed to sound material
- Base re-graded and compacted before the patch goes in
- Tack coat on all vertical edges for a true bond
- Hot mix placed in lifts, compacted to spec
- Finished flush with the surrounding surface
- Repairs
- Potholes, utility cuts, alligators
- Material
- DOT-approved hot mix (not cold patch)
- Depth
- Full-depth to sound base
- Compaction
- Roller or plate, in lifts
- Finish
- Flush with existing pavement
- Service life
- At least 10 years
- Turnaround
- Same day, most repairs
04Hot Pour Crack Filling
Cracks are how water gets into the base — and water plus freeze-thaw is what turns a crack into a pothole. We route the crack open to a uniform width, blow it clean with compressed air so the sealant can actually stick, then fill it flush with 400°F rubberized hot pour sealant. It bonds to both walls and stays flexible, so it moves with the pavement all winter instead of cracking back out.
For Your Business
Stops water where it starts. Filling cracks keeps moisture out of the base — the difference between a maintenance line item and a full-depth rebuild years sooner than you planned.
- Cracks routed open to a uniform width and depth
- Blown clean with compressed air — no dust, no debris
- 400°F rubberized hot pour sealant, not cold-pour cans
- Filled flush and squeegeed to a smooth, flat band
- Stays flexible through the freeze-thaw cycle
- Best done ahead of sealcoating — and repeated on cycle
- Sealant temp
- 400°F hot pour
- Material
- Rubberized asphalt sealant
- Prep
- Routed + blown clean
- Crack size
- 1/4 in. and wider
- Traffic
- Open once cooled, ~30 min
- Cycle
- Every 4 years
05Line Striping & Layout
Striping is the part of the lot everyone actually reads. We lay out and paint what keeps it legal and easy to navigate: the right count of ADA-accessible stalls with access aisles and signage, fire lanes, directional arrows, crosswalks, stop bars and hatching over no-park zones. Layout is measured and snapped to your stalls and code, never eyeballed — then painted with traffic-grade material on a surface that's clean and dry.
For Your Business
Legal, legible and easier to run. Code-compliant ADA stalls and clear fire lanes keep you out of violation notices, and readable circulation keeps customers and deliveries moving.
- ADA stalls, access aisles and signage laid out to code
- Fire lanes, fire-zone hatching and no-park areas
- Directional arrows, crosswalks, stop bars and curbing lines
- Stall numbers, lettering and custom markings
- Layout measured and chalked, not guessed
- Traffic-grade paint on a cleaned, dry surface
- Markings
- Stalls, arrows, lettering, hatching
- Compliance
- ADA + local fire code
- Paint
- Traffic-grade, fast dry
- Layout
- Measured and chalked
- Timing
- 2 hours drying time
- Restripe cycle
- Every 2 years
Let's Build A Program For Your Lot.
Request a free site evaluation and we'll quote what your pavement actually needs — nothing more.