Commercial parking lot maintenance
We work around your business hours.
Commercial sealcoating, striping, and asphalt repair across the Austin area. Nights and weekends, so your lot stays open.
- InsuredCommercial general liability
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What we do
Five services, one crew, one point of contact
Every one of these is quoted after someone walks the lot. Tell us what you are dealing with and we will come look at it.
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Lines your tenants can actually see
Restriping, re-layout, and fresh markings after a sealcoat. Laid down overnight so the lot opens on time.
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Slow the cracking before it turns into repaving
Sealcoat shields the surface from sun and water, which is what breaks asphalt down. Done on a cycle, it puts off the day the lot needs repaving.
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Fix the failure while it is still patchwork
Potholes and broken pavement repaired before the base goes and the only answer left is an overlay.
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Know what the standards require before an inspector does
Accessible spaces, access aisles, signage heights and fire lane markings, laid out against the published federal dimensions.
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Keep water out of the base
Water works down a crack into the base, and a failed base is what turns a repair into a repaving. Sealing keeps the water out.
Who runs it
You are hiring an operator, not just a crew
Most paving contractors are crews that learned to run a business. Stason Kitchens came at it from the other end.
He spent more than fifteen years in multi-site operations for a national company, scheduling crews, managing budgets, holding cycle times, and answering to head office for whether every site was doing the same thing to the same standard. By the end of that run he was responsible for 33 locations and a staff of more than 400.
None of that is a pavement credential. It is the reason a property manager can hand over three properties and stop thinking about them, which is closer to what you are actually buying.
The lot is the easy part. Showing up when we said, on every property, is the part that takes an operator.
- 33 locations under Stason's responsibility by the end of that run
- 400+ people in the operation Stason answered for
Scheduling
The work happens while the lot is empty
A retail center cannot close for two days. Neither can a medical office, a church on a Sunday, or a distribution yard mid-week. That is the real constraint on this work, and it is the one most contractors treat as your problem to solve.
We schedule around your tenants instead of around our week. Crews work nights and weekends, sections are staged so part of the lot stays open, and you get the sequence in writing before anyone shows up.
- Night and weekend crews, not a special request
- Lot staged in sections so you never lose all your parking
- Written schedule before the first day, and a call if anything moves
- One point of contact for multiple properties
Service area
Austin and about sixty miles around it
Based in Dripping Springs and working across the Austin area. If your property is on this list, the drive is not a reason the schedule slips.
- Austin TX
- Bastrop TX
- Bee Cave TX
- Buda TX
- Cedar Park TX
- Dripping Springs TX
- Elgin TX
- Georgetown TX
- Kyle TX
- Lakeway TX
- Leander TX
- Liberty Hill TX
- Lockhart TX
- Marble Falls TX
- New Braunfels TX
- Pflugerville TX
- Round Rock TX
- San Marcos TX
- Taylor TX
- Wimberley TX
Not sure whether you are in range? Call and ask. If we are not the right crew for your lot we will say so.
Who you are actually calling
Locked In Lot Solutions is a commercial parking lot maintenance company working across the Austin area.
Quotes come back with the scope written out, not a number on its own. If something about your lot changes the price, it will say so and why.
Questions
What property managers ask first
Can you work nights and weekends so my tenants are not blocked in?
Yes. Crews work nights and weekends, and the lot is staged in sections so you never lose all your parking at once. You get the schedule in writing before the first day.
What areas do you cover?
Austin and roughly sixty miles around it, working from Dripping Springs. That covers Round Rock, Cedar Park, Georgetown, Pflugerville, Leander, Liberty Hill, Buda, Kyle, San Marcos, Lakeway, Bee Cave, Wimberley, New Braunfels, Marble Falls, Bastrop, Elgin, Lockhart and Taylor.
Can you handle more than one property?
Yes, and it is the work this business is built around. Multiple sites means one point of contact, one schedule, and the same crew standard at every property rather than whoever was available that week.
How many accessible parking spaces does my lot need?
It depends on the total number of spaces in that parking facility, and the count is set by the 2010 ADA Standards for Accessible Design rather than by us. A lot with 1 to 25 total spaces needs 1 accessible space, and it has to be van accessible. From 26 to 50 spaces it is 2 accessible with 1 van accessible. One of every six accessible spaces, and always at least one, must be van accessible. The counts are calculated per parking facility rather than across a whole site. This is general information from ADA.gov and the published standards, not a legal or compliance opinion, and no lot should be called compliant without an inspection.
Does restriping trigger anything else I should know about?
It can. The Department of Justice has stated that because restriping is relatively inexpensive, removing accessibility barriers at the same time is readily achievable in most cases. So a routine restripe is a good moment to check that the accessible spaces, access aisles and signage still meet the standards. We will tell you what we see on the walk. Again, that is general information and not a compliance opinion.
Request a quote
Send us the lot and we will come walk it
Tell us the property, roughly how many spaces, and what is bothering you about it. We will come look and send back a written scope.
Rather talk it through? (512) 289-8415