A well designed parking lot can last for several decades, but only if routine parking lot maintenance is performed over time. Studies have shown that keeping up with items such as crack filling and sealcoating are imperative to extending the lifespan of your parking lot. Not only that, but good maintenance also is shown to reduce the number of lawsuits on a property as well.
Empire Parking Lot Services is a full-service parking lot maintenance contractor that operates in the Southern California area. Our paving company services everything from shopping malls to small parking lots, and we have the ability to get your project done on time and at your budget. At Empire, and we can manage all of your parking lot maintenance needs under one roof. Our parking lot maintenance services include seal coating, crack filling, crack repair, bollard Installation, traffic sign & post installations, wheel stop installation, rumble strips and other traffic calming devices, pressure washing, paint removal, and many other services.
Most paving companies recommend that sealcoating, crack filling, and parking lot striping be done once every couple of years, but not all parking lots are the same. Empire makes recommendations based on your parking lots unique needs. These items may include traffic volume, drainage issues, and typical weight loads that your parking lot endures on a daily basis. Here are a few standard maintenance recommendations.
Our crews apply sealcoating to protect your asphalt from UV damage, water infiltration, and automotive fluids. We assess your pavement first and complete any necessary repairs so the sealcoat adheres properly. Most commercial lots are ready for foot traffic within a few hours and vehicle traffic within 24 to 48 hours.
Our team applies a hot-pour sealant that fills cracks and bonds with the surrounding asphalt, creating a flexible seal that moves with seasonal temperature changes. We recommend annual inspections before the rainy season to catch small cracks before they become costly potholes. Addressing cracks early protects your base layer and extends the life of your lot before it needs major repairs.
We apply traffic-grade paint to keep your lot organized and code-compliant. Services include standard stall layouts, directional markings, ADA-accessible space designations, fire lane markings, and custom stenciling. Stop lines and crosswalks typically need annual refreshing, while parking stall lines last 18 to 24 months, depending on traffic volume. Reflective paint options are available for critical safety markings.
Items in your parking lot such as traffic signs, bollards, and wheel stops should be repaired annually. These can become a safety hazard in your parking lot, and when they start to fail they are typically the first thing mentioned in a lawsuit, e.g. a man breaking his hip tripping on a broken wheel stop. Also, handicap compliance requirements change almost every year. One wrong handicap sign can land you in litigation with one of the many cash-for- compliance law firms that feed on parking lot owners.
A short list of our parking lot maintenance services:
Please refer to our FAQ and Glossary pages if you see any terms or services that you are unfamiliar with.
At Empire Parking Lot Services, we follow a straightforward, reliable process for every project, from routine upkeep to comprehensive commercial parking lot maintenance.
We start with a thorough on-site evaluation, documenting existing damage, surface conditions, and safety or compliance concerns. This step ensures we understand your lot's specific needs and potential problem areas before any work begins.
Based on the assessment, we provide prioritized recommendations with clear explanations and transparent pricing. You know exactly which services are urgent, which can wait, and how each action protects your pavement and extends its lifespan.
We coordinate work around your operations to minimize disruption. Phased approaches and careful planning keep your lot functional for tenants, customers, and employees throughout the project.
Our skilled crews arrive with the right equipment, materials, and expertise. Every task is completed to specification, with quality and safety as top priorities, including sealcoating, crack repair, striping, and installing signage and wheel stops.
After work is complete, we provide detailed documentation, including before-and-after photos, materials used, and service records for property management or insurance purposes. For ongoing clients, we coordinate future schedules and budgets.
Empire provides parking lot maintenance for commercial properties throughout Southern California, including Orange, Los Angeles, Riverside, and San Bernardino counties. Contact our team to discuss your sealcoating, crack repair, striping, or other maintenance needs. We provide itemized quotes based on your lot's specific conditions.
“Empire Parking Lot Services did an excellent job on our company's parking lot. They immediately came out to provide an estimate and it was the best quote we received and best job! They slurry sealed, redid the lines, and fixed one of our handicap posts that had fallen over.”
Every two to three years works well for most properties. Several factors influence timing:
Signs that indicate your lot needs sealing include faded gray coloring, visible aggregate through the surface, and small cracks forming. We evaluate your specific conditions and recommend a schedule based on actual wear rather than arbitrary timelines.
Yes. Our striping services include ADA-accessible space designation with required dimensions, proper signage placement, and access aisle markings. We stay current with California accessibility requirements and can identify compliance gaps on your lot during our assessment. Proactive ADA upgrades protect you from complaints and potential legal action.
Empire Parking Lot Services2363 North Batavia Street
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Hours |
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MON - FRI |
8:00am - 5:00pm |
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SAT, SUN |
Closed |
CALIFORNIA STATE LICENSE BOARD MEMBER1098884 |
