Alligator cracking
Aging surface lots craze into interconnected cracks — the precursor to potholes.
Applications · Parking lots & garages
Parking lots & garages: Surface lots and parking decks kept safe, striped, and open for tenants.
Your parking lot or garage is the first thing tenants and customers see. We scope the right system for the surface's condition — preserve, restore, or protect — and on parking structures we add traffic-topping membranes, expansion-joint repair, and deck-drain work so the slab and the tenants below stay dry.
$0.18/SF
Preserve program cost vs. $4+ to replace
60MIN
Open to traffic on most sealcoat jobs
7+YRS
Service life on restore program
Problems we see
Where parking lots & garages surfaces fail.
Faded striping
Dim stalls and missing ADA markings hurt curb appeal and compliance on lots and decks alike.
Deck leaks & spalling
On parking structures, failed membranes and joints let water reach the slab — spalling concrete, corroding rebar, and dripping into tenant spaces below.
What we put down
The system for parking lots & garages.
Preserve program
Crack seal plus sealcoat for sound lots — the cheapest path to multi-year extension, matched to the pavement's age.
Restore program
Full overlay for worn surface lots with a sound base. Wear-course system chosen for the traffic and climate, then striped fresh.
Deck waterproofing & joints
Traffic-bearing membrane systems, expansion-joint repair, and spall patching for parking structures — scoped level-by-level and matched to the deck's exposure.
Striping, ADA & wayfinding
Crisp stalls, fire lanes, ADA stalls, level-numbering, and directional wayfinding applied to current code, on lots and inside decks.
Outcomes
What you get when the work is done.
Documented, repeatable, and built into the close-out package on every job.
- Curb appeal restored in a single weekend
- Deck waterproofing that protects the structure below
- Predictable maintenance budget across years
Questions
Parking lots & garages questions, answered.
Can you work weekends to avoid disrupting tenants?+
Yes — most retail and office jobs run Friday night through Sunday so the lot is back open for Monday morning.
Do you work in occupied parking structures?+
Yes. Garage work is phased level-by-level with traffic control, containment, and drip protection so the levels above and below stay in service throughout the project.
Who actually does the work?+
Our crews are a blend of Harkin staff and vetted subcontract partners, all trained through the Harkin Certification process and separately certified by every product manufacturer we install. That's how we can bring the right system to occupied lots and parking structures instead of forcing one product to fit every job.
Also in applications
Other operations we serve.
Get started
Tell us about your parking lots & garages site.
We'll walk the site, document the conditions, and scope a system that fits the surface, the traffic, and the timeline.
Or use the full assessment form