Parking garages are among the hardest-working structures in commercial real estate - thousands of daily vehicle movements, water, deicing salts, UV, and constant tire abrasion. Not every zone wears at the same rate, and not every coating is built to last. We assess the structure, match the right system to each area, and phase the work so the garage keeps operating and earning throughout the project.
Ramps, drive lanes, ticket gates, turning radiuses, and areas around elevators take the brunt of accelerating, braking, and turning tires. Conventional coatings wear through here years before the parking stalls show any distress.
Most traffic coatings are waterproofing membranes with a sacrificial wear surface. Tire abrasion, sand, UV, chemicals, and freeze-thaw thin that layer until the membrane is exposed and water starts finding the slab.
Owners budget to recoat high-wear areas every few years. Prep, localized concrete repair, traffic control, and closures stack up - a maintenance cycle that repeats for the life of the structure.
Once moisture reaches the deck, chlorides attack rebar. Spalling concrete, corroding steel, and leaks into tenant spaces below turn a coating problem into a structural one.
Polished, worn surfaces on ramps and pedestrian crossings lose traction in wet conditions - a real liability for both vehicles and people.
Scaling, discoloration, and weathered concrete signal neglect to tenants, customers, and prospective buyers even when the structure is still sound.
A durable cementitious resurfacing system - installed by Harkin as a RhinoTop Certified Installer - that restores the concrete surface itself instead of relying on a thin sacrificial wear layer. Engineered for a 20-25 year service life when properly installed and maintained.
RhinoTop creates a dense, protective surface that keeps water and chlorides out of the deck, protecting rebar and extending the life of the entire structure - not just the finish.
A slip-resistant profile built into the system improves traction for vehicles on ramps and drive lanes and for pedestrians at crossings, reducing wet-weather risk.
Scaling, minor defects, discoloration, and weathering are corrected as part of the restoration - the deck comes back looking like new construction, not patched.
Work is sequenced level-by-level and section-by-section with traffic control, containment, and drip protection so portions of the garage stay open and earning while restoration progresses.
For asphalt lots, we scope crack seal, sealcoat, or full overlay matched to the pavement's condition - then restripe stalls, fire lanes, ADA, and wayfinding to current code.
Documented, repeatable, and built into the close-out package on every job.
Traditional coatings are waterproofing membranes protected by a thin sacrificial wear layer that abrades away, especially on ramps, drive lanes, and turning zones. RhinoTop is a cementitious restoration system that renews the concrete surface itself. Installed by a certified installer, it's engineered for a 20-25 year service life depending on traffic, maintenance, and exposure.
Almost never. Every parking space is revenue, convenience, and access for tenants, employees, and customers. We work with owners and property managers to sequence the project in phases - by level, by bay, or by section - so portions of the garage stay open and operating while we restore the rest.
We evaluate current concrete condition, identify active deterioration and high-wear traffic zones, inspect existing coatings or membranes, and assess waterproofing performance. From that we build a restoration plan tailored to your facility, budget, and operating schedule - not a one-size-fits-all bid.
Age, traffic volume, exposure, previous repairs, and existing coating condition all factor in. On structures where owners want to break the recurring recoat cycle and extend the life of the deck itself, RhinoTop typically delivers a lower total life-cycle cost than repeatedly replacing short-life coatings in the high-wear areas.
Yes. For asphalt lots we scope crack seal and sealcoat on sound pavement, or a full overlay when the wear course is spent - then restripe stalls, ADA, fire lanes, and directional wayfinding. Most retail and office lots run Friday night through Sunday so the lot is back open Monday morning.
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 parking structures and surface lots instead of forcing one product to fit every job.
We'll walk the site, document the conditions, and scope a system that fits the surface, the traffic, and the timeline.
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