Professional Parking Lot Maintenance

At Gold Coast Sealcoat, we pride ourselves in providing top quality work for all your parking lot needs. From repairing a few potholes to completely sealcoating your whole property with new striping we want to be your pavement contractor!

The most important thing you can do for the longevity of your parking surface is to maintain and protect it. Without proper maintenance small problems turn into big problems and liabilities. A parking lot is under constant attack from the elements, cars, trucks and the grease and oils they bring.

Gold Coast can remedy all the parking lot problems you encounter. From minor code violations to traffic disrupting craters, we're just a phone call away. Some maintenance items which may be necessary for your lot are:

  • Sealcoat
  • Striping
  • Asphalt
  • Traffic Control
  • Tire Stops
  • Thermoplastic
  • Parking Lot Signs
  • ADA Compliance

We arrive when promised ready to work and get the job done right the first time in a timely, cost effective manner.

Contact our office today to receive a free estimate!


What is it and why do we do it?

Sealcoat, specifically refined coal tar, is a mixture of chemicals with a structure that does not allow destructive elements to affect its properties. This material, as a protective coat for asphalt, Ready to stripe!forms a barrier to protect against weather, salts, oils, and destructive substances that lead to pavement failure. This sealant also restores the asphalt's rich black color, dramatically improving property appearance. Potential customers' and guests' first impression is your parking lot; a fresh, new appearance will be the best presentation no matter your industry. By consistently protecting the asphalt pavement from deterioration and from failure, you are prolonging the life of your original asphalt by as much as eight years, or almost double the expected life of an unmaintained pavement surface, without considerable investment in an overlay or other significant remedy.

My parking lot seems fine, why do we need sealcoat?

Asphalt is a combination of many materials composed in a structure that allows for weather elements (such as rain), salts, and other substances to attack and break it down. As the Oil Ruined Asphalt asphalt molecules break down, much of the original benefits – including weatherproofing – are lost. This is first observed visually by the color change in the asphalt surface: from black to grey. The rate of pavement deterioration depends upon many variables including weather or climate conditions, traffic volumes and frequency of maintenance. After the visual change in color of the asphalt surface, weather, oils and other harmful materials can significantly deteriorate the pavement surface. Oils from vehicle engines, often parked stationary for long periods of time, can cause considerable damage to an unmaintained pavement surface (as pictured).

Also, further deterioration of unmaintained pavement leads to minor cracks which become wider and deeper without remedy. If these cracks are not remedied, water and other harmful substances will seep into the base and damage the pavement's load bearing capacity, ultimately causing pavement failure. The effects of this are shown in serious alligatoring, rutting, and overall pavement failure.

Before long, your parking lot is riddled with cracks, potholes and drainage issues that are seemingly beyond repair. Unmaintained asphalt shows its deterioration and damage quickly, in as little as two years, and cracks and potholes quickly develop. Once the cracking forms, lack of proper maintenance will lead to serious liability issues caused by severe potholes and your pavement investment will be in risk of complete failure. The deterioration of unmaintained asphalt happens exponentially faster than maintained asphalt and, consequently, costs much more money over time.

What does "Sealcoating" involve?

It's a fairly simple straightforward process. The lot (done in sections for larger lots or communities) is blocked off to keep out car and foot traffic. The lot is cleaned thoroughly with brooms and power blowers removing loose soil, mud, litter weeds and any other debris. A clean surface will ensure proper In process, still wetadhesion of the sealant. Any oil spots are pre-treated to ensure no bleed through. The asphalt is then treated with the sealant in a two coat application. This ensures proper curing of the product. The lot should be kept free of traffic for a minimum of 24 hours to ensure that the product has had ample time to cure and no "tracking" occurs. Once the sealant has cured, the stripes can be painted and the new beautiful lot opened for traffic.

During this process, you can be assured that Gold Coast Sealcoat will take every measure to ensure that your business is disrupted as little as possible.

Striping & Painting

Maintained striping in a parking lot will dramatically improve the overall appearance of your facility. Many property and facility managers find that striping adds a quick, powerful, and affordable means to refresh the appearance of their properties. Parking lots that are properly laid-out and painted will create a sense of safety and organization for vehicular and pedestrian traffic.

Striping Your Lot...

  • Enhances Safety of the Parking Lot — The more clearly marked a parking lot is, the safer it becomes. Bright yellow speed bumps notify drivers that they must slow down. Clearly defined crosswalks give pedestrians a safe passage across busy lanes of traffic. Bright white "stop bars" give a defined place for vehicles to stop. A freshly painted parking lot is a safer place.
  • Controls Traffic — Directional arrows and stop bars can assist you in influencing the traffic patterns and easing congestion.
  • Fulfills All Local Codes and Ordinances — By most city codes, parking lots have some required markings, including fire lanes, ADA parking spaces, and stop bars. The law is specific about the parking stall layout, how many are required and where etc. Gold Coast can help you sort through all the red tape and become compliant with the local codes.

Gold Coast can stripe new lots, re-stripe your existing lot, change the layout to meet new code requirements or ADA requirements and of course stripe after sealcoating.

We also paint tire stops, curbing, sidewalks, bollards, lightpole bases and any other parking lot features you need painted.

Call us today for all your striping needs!

Asphalt Paving and Repairs

As asphalt ages, it becomes brittle and prone to defects. When asphalt is left unsealed, this process is greatly accelerated.

Even properly maintained asphalt is succeptable to damage from roots, heavy trucks, utility breaks etc. These damaged areas, often referred to as potholes, are repaired by removing the damaged asphalt, inspecting the rock base beneath (correcting if necessary) and replacing with fresh new hot asphalt. The patches are compacted and generally open to light traffic right away.

Damaged areas in the parking lot become trip hazards for the patrons of your business which in turn becomes a liability to you, the lot owner.

Gold Coast can handle all your asphalt needs. From regular maintenance patching to full out overlay of the lot we have you covered.

Traffic Control

Making sure that the parking lot is a safe place for pedestrians and vehicle traffic is the responsibility of the owner. Having clearly defined drive lanes, signage and traffic markings show motorists where and how to navigate your parking lot. Installing speed bumps, speed limit signs and other indicators will ensure that there is no dangerous or excessive speeding in your lot.

Most cities and municipalities have codes which require certain types of traffic control such as stop signs and stop bars, no parking areas, fire lanes, loading zones etc. We can help you figure out the codes to make your lot safe and in compliance.

Gold Coast can help you get control of your lot with:

  • Stop Signs with Painted or Thermoplastic Stop Bars
  • Speed Limit Signs
  • Speed Bumps - Asphalt or Recycled Rubber
  • Do Not Enter Signs
  • Crosswalk painting and signs
  • Delineators
  • Reflective Pavement Markers
  • Directional Arrows

A safe lot is a happy lot!

In this age of technology so many drivers are distracted by phones and text messages taking their concentration away from activities in the parking lot.

Having clearly defined travel lanes, speed control devices like speed bumps, and clearly visible traffic control signs will give drivers and pedestrians the best environment to coexist. Dangerous parking lots drive away potential customers, keep your customers safe and happy.

Call today for a free estimate of your traffic safety needs!

Tire Stops

Tire stops, also known as wheel stops and parking blocks are used to prevent cars from travelling past the parking space into sidewalks, landscape areas or crosswalks. Tire Stops are made from concrete or alternatively from recycled rubber. Both materials have pro's and cons, call the experts at Gold Coast today to figure out which is the best for your situation.

Thermoplastic Striping (Thermo)

Thermoplastic striping, often shortened to just "Thermo" is an extruded plastic striping product which provides superior wear and reflectivity over paint. Thermo is a raised surface finished product which provides additional visibility especially at a distance. While it is often called painting, thermo is not a paint at all. Thermoplastic is heated to a molten state and poured through a die or stencil onto the pavement surface. This heated plastic then forms a bond with the pavement surface creating it's unique long lasting wear characteristics.

Primarily used on public roadways, it is often required in parking lots for traffic markings especially at exits to a city right of way.

Parking Lot Signs

Signs are a key component to a successful parking lot. Most cities and municipalities have codes and ordinances requiring signage in specific areas of the lot like Stop Signs for intersections and No Parking signs in Fire Lanes.
Typically a sign is installed in a landscaping area adjacent to the special zone or intersection but on occasion needs to be core drilled through a sidewalk or mounted on a wall or column. Signs are mounted a minimum of 7 feet above the ground and the specific size of the sign is determined by the city code.

Most commonly a green "U" channel post is used to install the sign but Gold Coast can install a variety of different posts depending on your location and needs.

Give us a call today for all your parking lot sign needs.

ADA - Americans with Disabilities Act Compliance

The ADA is a set of laws and codes passed in 1990 which are designed to make all public facilities accessible to people with disabilities. In terms of a parking lot, this applies to everything from the parking space all the way to the threshold of the doorway.
The ADA details the size, location, slope and specific markings of the parking spaces. It also outlines the signage needs for the stalls. ADA also specifies where the parking spaces can be located within the lot and how steep a ramp from the parking lot to the sidewalk can be.

While this is a Federal Act, each state and local municipality can enforce more stringent requirements - ex. signs detailing fines for violators of the parking restriction.

Getting your property into compliance with local codes can be as simple as updating the sign and restriping the parking, however sometimes more is necessary.

Give us a call today to discuss your ADA requirements!