Parking lot maintenance for strata and commercial property in Greater Victoria
Faded stall lines and a ravelling surface are the same maintenance cycle, so we run them as one job: crack fill, seal, cure, then the lines go back down on a fresh surface. Staged overnight and in sections, so your residents and tenants keep somewhere to park.
- Work staged overnight and in sections so the lot never fully closes
- Layout marked and confirmed with you before any paint goes down
- Seal and re-stripe scheduled as one closure rather than two
- Recurring cycles planned ahead, not booked as an emergency
What a lot needs, and when
Two cycles run on almost every lot we look at, and they are on different clocks. Stall lines fade on roughly a one to three year cycle, driven by traffic volume rather than by time, and once drivers start guessing at the stall edges you lose capacity and start getting complaints. Asphalt wants sealing every two to four years, because the binder in the top layer oxidises and washes out until the aggregate is exposed.
Handled separately, that means two closures, two mobilisations and a repaint that gets buried the next time the lot is sealed. Handled together, in the right order, it is one disruption: crack fill and seal the surface, let it cure, then lay the layout back down on fresh asphalt where it will actually last.
For strata councils that also makes budgeting straightforward. You know roughly when the next cycle lands, we quote it ahead of the AGM rather than after a complaint, and the work goes in the maintenance plan instead of the contingency.
The two commercial services
Priced separately, usually scheduled together.
Parking lot line painting
Stall lines, arrows, numbering and accessible-stall markings repainted on strata and commercial lots. Scheduled around your tenants, usually overnight.
Read moreParking lot sealcoating
Crack fill and sealer across the whole lot, then the lines go back down over a clean surface. Sealing and re-striping run as one job, in one closure.
Read moreHow a lot job runs
Four steps, sized around your tenants rather than around our week.
- 01
Walk-through
We walk the lot with you, count stalls, note the existing layout, check the surface condition and work out which sections can close and when.
- 02
Scope and schedule
Written scope, staged plan and price, with the closure windows named. You get something you can circulate to residents or tenants before anything happens.
- 03
Surface work
Crack fill, patching where it is needed, then sealer across the staged section. Cure time is protected, because lines laid on uncured sealer do not stay.
- 04
Layout and lines
Layout snapped and confirmed against the plan, then stalls, arrows, numbering, hatching and accessible stall markings painted and left to cure before the section reopens.
A note on accessible stall markings
We repaint accessible stall symbols, hatched access aisles, stall outlines and the associated directional and no-parking markings. We paint to the layout that is already on your lot, or to a drawing you provide.
What we do not do is assess or certify anything. We are a painting crew, not a building code consultancy. We do not review whether a layout meets a particular standard, and repainting a marking is not a statement that the stall, the aisle or the signage complies with anything. If your lot is being reviewed, redesigned or built, have the layout confirmed by your building consultant or the authority having jurisdiction, and send us the drawing. We will paint exactly what it says.
Commercial questions
Looking for residential work
If this is your own house rather than a managed property, the residential pages have the detail and the right form.
Request a lot walk-through
Tell us the property type, roughly how many stalls, and whether this is a one-off or part of a maintenance cycle. We will walk it, measure it and come back with a staged plan and a price in writing.
Residential enquiry instead? Use the residential form.