Every service your parking lot needs, with honest pricing for each.
Below is what each service is, why it matters for a commercial property, how we do it, and a real budgetary price range. No "call for a quote" games.
Sealcoating
What it is
Sealcoating applies a coal tar or asphalt emulsion sealer across your entire lot. It restores the rich black surface, fills micro-cracks, and creates a waterproof barrier against UV rays, motor oil, and water intrusion, the three forces that turn flexible asphalt into brittle, crumbling pavement.
Why it matters for your property
Unsealed asphalt oxidizes within 18 to 24 months. Once it goes gray and brittle, cracks spread, water penetrates the base, and you are on the path to full replacement at 10 times the cost of a sealcoat. A scheduled sealcoat every two to three years is the single highest-return investment you can make in your parking lot.
How TrueLine does it
TrueLine cleans the surface, treats oil spots with a primer, applies two coats by squeegee or spray depending on condition, and re-stripes immediately after cure. We cordon the lot in sections so your property never fully closes.
Full price range
$0.15 to $0.25 per square foot, materials and labor included. Final price depends on lot condition, accessibility, and total square footage.
Line Striping and Layout
What it is
Line striping repaints stall lines, directional arrows, crosswalks, fire lanes, and stop bars. Layout work also reconfigures stall geometry to add capacity or correct non-compliant angles.
Why it matters for your property
Faded lines are the first thing a tenant, customer, or ADA inspector notices. Worse, faded or misaligned accessible stalls expose the property owner to federal ADA complaints and fines. Crisp striping is the cheapest curb-appeal upgrade available and a core liability protection.
How TrueLine does it
TrueLine uses traffic-grade paint applied with airless striping machines for clean, sharp lines at consistent width. We measure and verify every ADA stall, access aisle, and slope against current code before paint touches asphalt.
Full price range
Re-stripe from $4 to $8 per standard stall. New layout from $8 to $15 per stall. ADA stall with access aisle from $50 to $125 each.
Pothole and Asphalt Repair
What it is
Pothole and asphalt repair addresses localized failures: potholes, alligatored asphalt, utility cut failures, and trip-hazard lips. Methods range from infrared patching for surface failures to full-depth saw-cut removal and replacement when the base is compromised.
Why it matters for your property
Every pothole is a trip-and-fall claim waiting to be filed. Beyond liability, water sitting in a pothole saturates the sub-base, and the failure grows geometrically. A $400 patch today prevents a $4,000 repair next season.
How TrueLine does it
TrueLine assesses each failure to determine root cause. Surface failures get infrared or skin patch repairs. Base failures get full-depth saw-cut, excavation, recompacted stone base, and hot-mix replacement. We never just fill and hope.
Full price range
Infrared patching from $250 per area. Full-depth repair priced per square foot after on-site assessment. Failed areas may require overlay or section reconstruction, which we quote openly with no pressure.
Parking Signage and ADA Compliance
What it is
Signage and ADA compliance covers mounted ADA parking signs, van-accessible signage, wheel stops, bollards, and traffic control signage. It is the physical hardware that makes your lot legally compliant.
Why it matters for your property
An accessible stall without the correct mounted sign, correct access aisle width, and correct slope is not compliant, regardless of the paint. ADA complaints and DOJ investigations start with missing or wrong signage. This is the most common, and most preventable, liability exposure we see.
How TrueLine does it
TrueLine audits your lot against the 2010 ADA Standards, documents every deficiency with photos, and installs code-correct signage, wheel stops, and bollards. We provide a written compliance report you can keep on file.
Full price range
ADA signs installed from $85 to $175 each. Wheel stops from $65 to $120. Bollards from $250 to $600 installed.
Pressure Washing
What it is
Pressure washing uses high-pressure hot water to remove oil, grease, fuel, mold, and gum from asphalt, concrete, and dumpster pads. It is surface restoration and prep work in one step.
Why it matters for your property
Oil and grease chemically break down asphalt binder. Left in place, they soften the pavement and accelerate failure. Pressure washing also removes the slip-and-fall hazard of algae on shaded lots and prepares surfaces for sealcoating or striping.
How TrueLine does it
TrueLine uses commercial hot-water pressure washers with surface cleaners for even, streak-free results. We capture and dispose of wastewater responsibly and treat oil spots with degreaser before sealing.
Full price range
$0.10 to $0.25 per square foot. Dumpster pads from $75 to $150 each. Minimums may apply on small lots.
Street Sweeping
What it is
Street sweeping removes debris, sand, and petroleum residue from your lot surface. On a recurring schedule, it is the lowest-cost preservation habit available.
Why it matters for your property
Debris acts as an abrasive under tires and traps moisture against the surface. Regular sweeping extends sealcoat life, keeps storm drains compliant, and signals to tenants and customers that the property is actively managed.
How TrueLine does it
TrueLine runs route-based sweeping on a schedule you choose: weekly, biweekly, or monthly. We document each visit and flag any new damage we observe while on site, so problems are caught early.
Full price range
From $65 to $150 per visit depending on lot size and frequency. Monthly recurring programs available with discounted rates.
Reactive lots cost more and expose you. Managed lots do neither.
A parking lot is a depreciating asset and a legal liability at the same time. Our maintenance programs are built to do two things for facility managers: drive long-term cost down and remove the compliance and liability exposure that reactive ownership creates.
Reduce long-term cost
Reactive repairs cost 3x to 5x more
A crack sealed today is pennies on the dollar compared to a pothole patched next season. Planned preservation replaces emergency budgets with predictable line items.
Service life extended 15+ years
A well-managed lot lasts 15 years or more versus 7 to 10 when neglected. That pushes your next full reconstruction, and its six-figure cost, far down the road.
Small issues caught early
Each scheduled visit catches failures before they spread. You fix a two-foot crack, not resurface a failing section.
Avoid legal liability
ADA compliance, documented
Faded striping, missing access aisles, and degraded slopes are common ADA exposures. Our audits document compliance and the corrective work, on a schedule you control.
Trip-and-fall exposure reduced
Slip, trip, and fall claims often hinge on whether the owner knew of a hazard and ignored it. A documented maintenance log shows you acted reasonably and on a schedule.
Defensible records for insurance
When a claim arrives, condition reports, photos, and service records are your evidence. Our programs build that record continuously, not after the fact.
Every program begins with a free lot assessment and a written condition report. You see the full roadmap, the cost, and the compliance gaps before you commit to anything.
Need more than one service? That is exactly what our maintenance programs are for.
Bundle services into a scheduled plan and pay less over time than you would managing each one reactively.
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