Parking lot striping is the process of applying painted lines, symbols, and markings to asphalt or concrete parking surfaces. It covers everything from standard stall lines and directional arrows to ADA-compliant accessible spaces, fire lane curbing, and custom stencils. Empire Parking Lot Services provides commercial parking lot striping throughout Orange County, Los Angeles, Riverside, and San Bernardino, handling projects that range from small retail lots to distribution centers over a million square feet.

Markings fade with traffic and sun exposure, and most commercial lots in Southern California need attention on a regular cycle to stay compliant and presentable. Whether your lot needs a simple restripe over existing lines or a complete re-layout with new traffic flow, our estimators walk the property, confirm the scope, and put together a detailed proposal before any work begins.

(Mazda of Orange 2021)

What Striping Materials Work Best for Your Property?

Empire installs striping materials based on traffic volume, pavement condition, and expected wear. Material selection is made during project planning so durability, compliance needs, and budget stay aligned.

Water-Based Paint

Water-based traffic paint is the standard choice for most commercial parking lot striping. It dries quickly, carries low VOC content under California air quality regulations, and performs reliably in moderate-traffic lots.

Retail centers, office parks, churches, and general commercial properties that follow a routine restriping schedule are well served by water-based products. Southern California's warm, dry conditions support fast curing, which keeps your lot reopened on schedule.

Epoxy Markings

For interior warehouse floors and concrete parking structures, we install epoxy markings built for maximum wear resistance. This material often lasts two to three years or more before needing a refresh, which reduces your restriping frequency and long-term costs.

The higher upfront material cost pays for itself through fewer service cycles over time. We recommend epoxy for interior and concrete surfaces where standard traffic paint wears down within a single season.

Our team recommends the right material for your property’s traffic demands and surface condition rather than defaulting to a single product across every project.

How Does Our Parking Lot Striping Process Work?

Commercial parking lot striping follows a structured workflow designed for accuracy, compliance, and minimal disruption to your operations.

Site Assessment & Layout Verification

Every project begins with a structured site evaluation. Our estimator reviews your property, confirms layout requirements, and develops a detailed scope of work supported by a professional site diagram.

We verify:

• Stall dimensions (typically 9 ft x 18 ft for standard spaces)
• Accessible space placement and access aisles
• Fire lanes and red curb zones
• Directional arrows and traffic flow
• Pedestrian routes and crosswalk locations

All measurements and configurations are reviewed for compliance before striping begins. Written approval is obtained before application to prevent layout errors and rework.

Striping Plan & Marking Specifications

Once the layout is confirmed, we define the full marking scope based on your property's operational needs and compliance requirements.

Standard commercial striping includes:

• Parking stall lines and directional arrows
• Crosswalks, stop bars, and no-parking zones
• Curb painting and curb stenciling
• Accessible symbols, path-of-travel markings, and cross-hatched access aisles
• Custom stencils such as "COMPACT," "RESERVED," and "LOADING ZONE"

For properties requiring expanded services, we perform:

• Full re-layout and new configuration striping
• Warehouse striping and safety markings
• Playground, game court, and sports field markings
• Shotblasting, grinding, or surface preparation for the removal of existing markings

Projects may be completed as a one-time restripe or structured under a recurring maintenance agreement to maintain compliance year-round.

Surface Preparation

Proper surface preparation is critical to adhesion and durability. Before application, our crew removes debris, dust, and loose aggregate, treats oil-contaminated areas as needed, verifies cure time on freshly sealcoated pavement, and identifies cracks or surface failures that may require repair before striping. 

If crack repair or sealcoating is needed first, our team can coordinate those services before striping to protect the lifespan of your new markings.

Precision Striping & Application

Once the surface is prepared, our striping crews apply markings using professional equipment calibrated for accuracy and consistency. Material selection, water-based or epoxy, is determined based on traffic volume, surface condition, and project requirements.

All markings are applied in accordance with approved specifications and verified for dimensional accuracy during installation. Work zones are clearly controlled to protect curing paint and minimize disruption to your operations.

Final Inspection & Site Turnover

After application, the project undergoes a final inspection to confirm line clarity and uniform thickness, proper symbol placement, ADA and municipal compliance, and clean jobsite conditions.

Most commercial lots can reopen within hours of completion, depending on material type and weather conditions. Your property is returned fully marked, compliant, and ready for normal traffic flow.

Why Do Property Managers Choose Empire for Parking Lot Striping?

When pavement work affects safety, compliance, and tenant experience, there’s no margin for error. Here’s what sets our approach apart.

Written Estimates with Line-Item Detail. No Surprises.

Every estimate includes a defined scope of work, material specifications, and layout confirmation. We outline all quantities and services in writing before work begins, and your project proceeds according to the approved plan. No change-order surprises, no undocumented additions.

30+ Years of Combined Industry Experience

Our paving company has over 30 years of combined leadership in pavement marking and parking lot maintenance. Empire has completed striping projects for:

• Parking Structures
• Amusement Parks
• Shopping Malls
• Warehouses
• Facilities
• Hospitals
• Schools
• Churches
• Campuses
• Restaurant Chains

Regardless of size, we manage each property with the same planning discipline, code review, and execution standards.

Trained and Supervised Crews

All foremen handle water-based, epoxy, and specialty coating applications. Crew members are trained in ADA, OSHA, and MUTCD standards and follow established jobsite safety protocols on every project.

On larger jobs, a supervisor oversees the installation to verify dimensional accuracy, code alignment, and quality control throughout the process. Typical striping crews run 3 to 4 people, with additional support scaled for larger properties.

One Contractor for Your Entire Parking Lot

Striping is one component of your overall pavement management plan. Empire coordinates striping alongside sealcoating, crack sealing, asphalt repair, overlays, wheel stop installation, signage, bollard installation, and ADA upgrades.

Working with a single contractor reduces scheduling conflicts, eliminates service gaps, and keeps your maintenance program aligned under one team. That means fewer phone calls, fewer invoices, and one point of contact for everything your lot needs.

California ADA and Title 24 Compliance

Our team applies all accessible spaces, access aisles, signage, and pavement symbols in accordance with California Title 24 and federal ADA standards. For properties requiring full ADA upgrades, including ramps, truncated domes, and signage, Empire manages the complete project from assessment through installation.

What Affects the Cost of Parking Lot Striping?

Striping costs vary based on several factors, and no two lots are exactly alike. Here’s what drives the price of your project:

Lot size and number of spaces: A 50-space retail lot is a different scope than a 500-space distribution center.

Scope of work: A restripe over existing lines is the most straightforward option. Full re-layouts that change traffic flow, space count, or ADA placement require additional measurement, planning, and compliance review.

Material selection: Water-based paint is the most affordable option. Epoxy coatings cost more upfront but last longer, which may reduce your total cost over time.

Surface condition: Lots that need shotblasting, grinding, or crack repair before striping require additional prep work.

If your lot also needs sealcoating or asphalt repair, coordinating those services alongside striping can reduce total mobilization costs and keep your maintenance schedule on track.

Parking Lot Striping Service Areas

Empire provides parking lot striping services to commercial properties throughout Southern California, including Orange, Los Angeles, Riverside, and San Bernardino Counties.

Aliso Viejo, Anaheim, Brea, Buena Park, Costa Mesa, Cypress, Dana Point, Foothill Ranch, Fountain Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, La Habra, Lake Forest, La Palma, Laguna Beach, Laguna Niguel, Los Alamitos, Mission Viejo, Newport Beach, Orange, Placentia, Rancho Santa Margarita, San Clemente, San Juan Capistrano, Santa Ana, Seal Beach, Stanton, Sunset Beach, Tustin, Villa Park, Westminster, Yorba Linda

Request Your Parking Lot Striping Estimate

Schedule your parking lot striping estimate today. Our proposals include material recommendations, compliance verification, and a defined scope of work specific to your property.

As experienced parking lot striping contractors, our team serves commercial properties throughout Orange County, Los Angeles, Riverside, and San Bernardino. Call us today or request a quote online to get started.

Please refer to our FAQ and Glossary pages if you see any terms or services that you are unfamiliar with.