Guide for parking lot striping and sealcoating contractors · checked 30 October 2026
How parking lot striping and sealcoating contractors run sections, cure windows and ADA counts
A commercial lot is sealed and striped one section at a time while the shops stay open. The job rests on a takeoff (square feet, crack footage, stall counts by type), a weather window of 50°F and rising with no rain for a day, a tenant notice that went out on time, and an ADA count that matches the 2010 Standards. This guide covers the codes, product specs and owner contracts that set those rules, and the software crews use to keep them straight.
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Short answer
Parking lot striping and sealcoating contractors usually measure lots from aerial imagery (Go iPave from Aspire, Attentive.ai), price and schedule in a paving tool such as SaaSphalt or PavementSoft or a general field service app such as Jobber, and keep layout drawings, tenant notices and ADA counts in spreadsheets and PDFs beside it. The work needs a record per lot section: square feet sealed per coat, linear feet of crack filled, stall counts by type, product batches, temperatures, cure times and before and after photos. Weather holds and tenant notices drive the schedule more than crew capacity. Fieldproxy is one option that builds sections, ADA checks, weather holds and notice timelines into the job itself.
1 in 6
Accessible spaces that must be van accessible under the 2010 ADA Standards (208.2.4), and always at least one
source: U.S. Department of Justice, ADA Compliance Brief: Restriping Parking Spaces
50°F and rising
SealMaster's minimum for sealer, held for 24 hours, with no rain forecast for 24 hours and 24 hours of cure before traffic or paint
source: SealMaster, Engineering Specifications for Applying Pavement Sealer to Bituminous Surfaces
Not covered
Parking areas and their driving aisles, public or private, are outside the MUTCD 11th Edition (2023)
source: FHWA, MUTCD 11th Edition (Dec 2023), Part 1 General (Section 1A.03 and definitions)
~1,000x
PAHs in coal-tar-based sealcoat compared with asphalt-based sealcoat, per USGS (citing City of Austin product tests)
source: USGS Fact Sheet 2011-3010, Coal-tar-based pavement sealcoat, PAHs and environmental health
How a job runs
One parking lot striping & sealcoating job, from first call to paid
The order the work really happens in, and what has to be written down at each step so nothing is argued about later.
- 1
Take the request and pull the lot from the air
Requests come from property managers, HOA boards, school and college facilities teams and public bids. Before anyone drives out, measure the lot from aerial imagery: asphalt square feet by area, linear feet of cracks, linear feet of 4-inch line, stall counts by type, stencils, wheel stops and curb footage. Ventura College's 2024 scope listed eight lots totalling 785,328 sq ft from a Google Map image, and still made the contractor responsible for verifying every quantity.
- 2
Walk the site and split it into sections
Confirm the takeoff on site and break the property into sections that can close one at a time: entrance drives, each parking field, loading areas, fire lanes. Note which tenants each section serves, where the storm drains, catch basins and valve covers are, oil-stained stalls, alligatored patches that need cutting out, and vegetation in cracks. Ventura College required herbicide 10 days before work wherever cracks showed vegetation.
- 3
Count the ADA stalls before you price the restripe
Count total spaces per facility and check the accessible and van-accessible numbers against Table 208.2 of the 2010 ADA Standards. The Department of Justice treats restriping as the point where accessible spaces must be brought up to the 2010 Standards, and resurfacing or resealing is an alteration. If the lot is short, the quote needs new stalls, access aisles, signs at 60 inches to the bottom edge, and possibly a layout change the owner has to approve.
- 4
Quote by unit and by section
Price sealcoat per square foot by number of coats (SealMaster recommends a third coat at entrances, exits and drive lanes), crack fill per linear foot, striping per stall or per linear foot, stencils and ADA symbols each, signs and wheel stops each. Oregon State University's 2022 RFP asked for one unit price per lot based on square footage, with mobilization, traffic control, catch basin protection and cleaning all included in it.
- 5
Get the layout drawing approved
Draw the striping plan with stall counts, ADA stalls and aisles, arrows, stop bars, crosswalks and fire lane markings, and send it for approval. McHenry County College's spec says no paint until the engineer verifies the layout. Ventura College required redesigned lots to be approved by the construction manager before striping. Some cities require their own approval: Ukiah, California makes restriping subject to a Planning Director-approved restriping plan.
- 6
Book the phases and send tenant notices
Set the phase order so the property keeps parking open. Ventura College would not allow its West and East lots, or its CDC and SW lots, to be closed at the same time, and required tape, delineators or barriers to secure each lot for at least 36 hours before work. McHenry County College asked for four days' notice before traffic restrictions and a heads-up to building occupants before blowing cracks so they could close their windows. Book the tow company for vehicles left behind.
- 7
Hold or go on the forecast
The day before each phase, check the forecast against the product data sheet. SealMaster's engineering spec needs 50°F and rising for 24 hours and no rain forecast within 24 hours; some owner specs are stricter (McHenry's sealcoat section starts at 60°F and rising, daylight only, no fog). A missed window moves that phase, its tenant notice and the tow booking together.
- 8
Prep, crack fill, seal
Clean and blow out cracks, rout where the spec says so, fill with hot-pour sealant, prime oil spots, cover iron and drains, sweep, then apply sealer coat by coat. McHenry required cracks between 3/8 and 2 inches to be routed to at least 1/2 by 1/2 inch and banded 2 inches each side; Ventura required rubberized sealant applied at not less than 375°F on cracks 1/8 inch and wider. Log gallons, sand load and temperature for each coat.
- 9
Cure, then stripe, stencil and sign
SealMaster requires 24 hours of cure before traffic paint and specifies 100% acrylic waterborne paint, not solvent-borne. Ventura College wrote the same 24-hour wait into its contract. Lay out from the approved plan, stripe, stencil ADA symbols and arrows, set wheel stops and signs, and reopen the section. Photograph the finished section from the same points as the before photos.
- 10
Close out and invoice
Send the closeout pack: as-built stall counts by type, before and after photos per section, product certificates and batch numbers, and any warranty. McHenry County College required a distributor or manufacturer certificate that the delivered sealer met spec and contained no coal tar. Invoice by section or by lot, and set the next crack fill, sealcoat and restripe dates on the property.
What to record
The fields every parking lot striping & sealcoating job should capture
Property and section takeoff
- Property, owner or HOA, property manager, tenants served by each section, tow company and its phone number
- Sections or phases: name, polygon on the site map, asphalt sq ft, concrete sq ft, allowed closure days and hours
- Crack footage by width band (under 1/8 inch, 1/8-3/8, 3/8-2 inches, over 2 inches) and whether to rout
- Stall counts by type: standard, compact, accessible car, van accessible, EV, reserved, motorcycle
- Linear feet of 4-inch line, stop bars, crosswalks, fire lane and curb paint; stencil and arrow counts
- Wheel stops, signs (ADA, van accessible, tow-away), catch basins, valve covers and drains to protect
- Aerial image date and source, plus who verified the measurements on site
Application log per section and coat
- Air and surface temperature at start, and forecast low for the next 24 hours
- Rain forecast for the next 24 hours, and the go or hold decision with who made it
- Sealer product, batch or tanker ticket, concentrate gallons, water gallons, sand pounds and mesh, additive gallons
- Square feet covered per coat and the resulting rate (sq ft per gallon), coat start and end times
- Crack sealant product, ASTM D6690 type, kettle temperature, linear feet filled, rout size, band width
- Cure timer: earliest time for traffic and earliest time for paint (24 hours per SealMaster)
- Paint product and color, wet film thickness, beads, gallons used; thermoplastic thickness (90 or 125 mil)
Compliance and proof
- ADA check: total spaces, required accessible, required van, provided of each, sign mounting height, aisle width
- State or local add-ons logged where they apply (e.g. California blue aisle border, NO PARKING letters, tow-away sign)
- Coal tar status of every product used, and the jurisdiction's rule for this address
- Tenant notice: sent date, method, recipients, closure window stated, barricades placed date and time
- Before and after photos per section with time and GPS, taken from the same points
- Layout drawing version, who approved it and when, and any change made in the field
Rules and standards
The rules that shape the work, with their sources
| Rule | What it means on the job |
|---|---|
| 2010 ADA Standards 208.2: how many accessible spaces | The count is per parking facility: 1 space for 1-25 total, 2 for 26-50, then one more for each band up to 9 for 401-500, 2% of the total for 501-1,000, and 20 plus 1 for each 100 over 1,000. Hospital outpatient parking needs 10% of patient and visitor spaces; rehabilitation and outpatient physical therapy facilities need 20%. Accessible spaces go on the shortest accessible route to an accessible entrance (208.3.1). source: U.S. Access Board, 2010 ADA Standards for Accessible Design (208 and 502) |
| 208.2.4: one in six must be van accessible | For every six or fraction of six accessible spaces, at least one must be a van space. DOJ's brief puts it as one van space for lots up to 200 spaces and two for 201 to 500. Where a site has four or fewer accessible spaces, the 'van accessible' sign designation is not required. source: U.S. Department of Justice, ADA Compliance Brief: Restriping Parking Spaces |
| 502: space, aisle, slope and clearance | Car spaces are at least 96 inches wide with a 60-inch access aisle the full length of the space. Van spaces are either 132 inches with a 60-inch aisle or 96 inches with a 96-inch aisle, with 98 inches of vertical clearance. Spaces and aisles may not slope more than 1:48. Angled van spaces need their own aisle on the passenger side. Both the space and the aisle must be marked. source: U.S. Access Board, Guide to the ADA Standards, Chapter 5: Parking Spaces |
| 502.6: signs, not just paint | Each accessible space needs a sign with the International Symbol of Accessibility mounted with its bottom edge at least 60 inches above the ground, and van spaces add 'van accessible'. The Access Board says pavement symbols cannot replace the above-ground sign, and bollards or poles in the access aisle are a common error. source: U.S. Access Board, Guide to the ADA Standards, Chapter 5: Parking Spaces |
| Restriping triggers ADA compliance | DOJ's compliance brief says a business or state or local government that restripes must provide accessible parking as required by the 2010 Standards, and that restriping is usually cheap enough to be readily achievable. The Access Board guide treats resurfacing or resealing as an alteration, while pothole repair, patching or repainting a few existing spaces is maintenance. source: U.S. Department of Justice, ADA Compliance Brief: Restriping Parking Spaces |
| MUTCD colors, and why they do not bind most lots | MUTCD 11th Edition Section 3A.03 allows yellow, white, red, blue and purple markings, and says blue markings, when used, supplement white markings for parking spaces for persons with disabilities. But Part 1 states the MUTCD does not apply to parking areas or their driving aisles, publicly or privately owned. Lots follow the owner's spec, the local code and ADA instead, though many owner specs still cite the MUTCD. source: FHWA, MUTCD 11th Edition (Dec 2023), Part 3 Markings |
| California: blue aisle borders and NO PARKING | CBC 11B-502.3.3 requires a blue painted borderline around each access aisle, hatching inside it at most 36 inches on center in a contrasting color, and the words NO PARKING in white letters at least 12 inches high, visible from the drive aisle. source: California Building Code 11B-502.3.3 Marking (CorAda 2019 CBC guide) |
| California: the accessible-stall tow-away sign | CBC 11B-502.8 adds a sign at least 17 by 22 inches with letters at least 1 inch high, at each entrance to the lot or next to the accessible stalls, warning that unauthorized vehicles in accessible spaces will be towed, with the reclaim address and phone number filled in permanently. source: California Building Code 11B-502.8 Additional signs (CorAda 2022 CBC guide) |
| Owner specs can be stricter than the manufacturer | McHenry County College's 2024 sealcoat section allowed work only in daylight, starting at 60°F and rising (not 50°F), with no standing water and no sealing in fog. Its striping section forbids paint until the engineer verifies the layout, and the general conditions ask for four days' notice before traffic restrictions. source: McHenry County College (IL), Parking Lot Sealcoat & Restripe bid documents, May 2024 |
| Owner maintenance cycles (Oregon State University) | OSU's 2022 RFP covers about 90 campus lots: selected lots crack filled and restriped every three years, others slurry sealed every six years, and concrete lots seam sealed yearly, to hold a Pavement Condition Index of 7 or better. Work includes removing built-up old striping, 4-inch lines, 12-inch stop bars and crosswalks, and resetting wheel stops, priced per lot by square foot. source: Oregon State University, RFP 2022-007654 Parking Lot Sealing & Painting |
| Sealer weather and cure rules (SealMaster) | Minimum 50°F and rising for at least 24 hours; do not apply if rain is forecast within 24 hours; at least two coats; 24 hours of cure before traffic and before traffic marking paint, which must be 100% acrylic waterborne. New asphalt should cure 30 to 60 days first. Cracks up to 1/8 inch need no repair; wider cracks get hot-pour or cold-pour filler, and oil spots get an oil spot primer. source: SealMaster, Engineering Specifications for Applying Pavement Sealer to Bituminous Surfaces |
| Mix design comes from the data sheet | SealMaster's MasterSeal Concentrate sheet gives, per 100 gallons of concentrate, 15-25 gallons of water, 1/2-2 gallons of Top Tuff polymer additive and 200-500 lbs of 40-70 mesh sand, covering 70-82 sq ft per mixed gallon (100-120 sq ft for concentrate alone) per coat, with surface and air both at 50°F and rising. source: SealMaster, MasterSeal Concentrate technical data sheet |
| A real crack fill spec (McHenry County College, 2024) | Crack sealant meeting ASTM D6690 Type I and II with no recycled rubber; every crack wider than 3/8 inch and narrower than 2 inches in the marked areas routed to at least 1/2 by 1/2 inch, blown clean, overfilled and struck off in a band at least 2 inches each side (4 inches total). Cracks with still-bonded old filler are not re-routed. The owner inspects routed cracks before filling. source: McHenry County College, Parking Lot Sealcoat Restripe questions and materials addendum, 2024 |
| Closure notices are part of the job | Owners spell out closures. Stanford's research facilities posted a weekend sealcoat and striping notice closing a lot to all vehicles and pedestrians from 7am to 4pm on both days. Ventura College required the lot secured with tape, delineators or barriers at least 36 hours before work, and McHenry County College required four days' notice before traffic restrictions. source: Stanford School of Medicine Research Facilities, seal coating and striping closure notice (June 2025) |
| Thermoplastic comes in two thicknesses | Ohio DOT's Item 647 heat-fused preformed plastic markings are 90 mil (2.29 mm) or 125 mil (3.18 mm) and are applied to the manufacturer's recommendations on a clean, dry surface. ADA symbols and arrows in parking lots are commonly sold in the same two thicknesses, so log which one was used. source: Ohio DOT, Item 647 heat-fused preformed plastic pavement marking (construction manual) |
| Waterborne paint coverage and dry time | Ennis-Flint's blue water-based traffic paint reaches no-pickup in under 10 minutes at 15 mils (77°F, 50% humidity), covers about 320 linear feet of 4-inch stripe per gallon at 15 mils wet, and takes longer to dry at night or over existing paint. Estimate paint by wet mils, not by habit. source: Ennis-Flint water-based blue traffic paint, product listing (Roadly) |
| Washington: first statewide coal tar ban | RCW 70A.440.020 banned sale of labeled coal tar pavement products after January 1, 2012 and application on a driveway or parking area after July 1, 2013. source: Washington RCW 70A.440.020, coal tar pavement products |
| Minnesota: no coal tar sealant on asphalt | Minnesota Statutes 116.202 prohibits applying coal tar sealant products to asphalt-paved surfaces and selling products marketed for that use, with research exemptions only from the Pollution Control Agency commissioner. source: Minnesota Statutes 116.202, coal tar sealant use and sale prohibited |
| Maine: sale banned from 2023, application from 2024 | Public Law 2019 chapter 493 bans selling labeled coal tar sealant designed for driveways or parking areas from October 1, 2023, and applying it there from October 1, 2024. source: Maine Public Law 2019, chapter 493 (LD 906), coal tar sealant products |
| Austin, Texas: the first city ban | Austin's 2005 ordinance (City Code Chapter 6-6) banned coal tar sealants. In August 2019 its Environmental Commission voted 9-0 to back adding coal tar-related and ethylene cracker residue products and any pavement product over 0.1% PAH by weight, and noted four states with statewide bans at the time. source: City of Austin Environmental Commission, Motion 20190821-007c on the coal tar sealant ban |
| Owner specs go both ways on coal tar | McHenry County College (Illinois) required a supplier certificate that no coal tar was in the sealcoat. Ventura College (California) specified an 80% coal tar emulsion to 20% asphalt emulsion blend with at least 4 lbs of silica sand per gallon. Product rules belong on each job, not in a crew's habit. source: Ventura College (VCCCD), Scope of Work: Parking Lot Maintenance, Jan 2024 |
| Local stall sizes and restripe approval | Stall size is set by zoning, not ADA. Ukiah, California requires 9 by 19 ft stalls with a 24 ft aisle at 90 degrees, allows compact 8 by 16 ft stalls for up to 40% of required spaces, and makes restriping subject to a Planning Director-approved plan. source: City of Ukiah Zoning Code 9228.6, Parking stalls and drive aisles |
| Tow-away signs for private lots (Florida example) | Florida Statutes 715.07 requires a sign at each driveway within 10 feet of the road, 'tow-away zone' in letters at least 4 inches high between 3 and 6 feet above ground, the tow firm's name and phone, and the sign in place at least 24 hours before towing. Businesses with 20 or fewer spaces may use a shorter customers-only sign. source: Florida Statutes 715.07, Vehicles or vessels parked on private property; towing |
Rules vary by state, council and contract. Checked 30 October 2026; confirm against the source for your area before relying on it.
Numbers
Accessible and van spaces by lot size (2010 ADA Standards, Table 208.2)
The count is per parking facility, not per site. Van spaces are one in six accessible spaces, rounded up, and always at least one. Hospital outpatient lots (10%) and rehab or outpatient physical therapy lots (20%) follow their own rules.
| Total spaces in the facility | Minimum accessible spaces | Of those, van accessible |
|---|---|---|
| 1 to 25 | 1 | 1 |
| 26 to 50 | 2 | 1 |
| 51 to 75 | 3 | 1 |
| 76 to 100 | 4 | 1 |
| 101 to 150 | 5 | 1 |
| 151 to 200 | 6 | 1 |
| 201 to 300 | 7 | 2 |
| 301 to 400 | 8 | 2 |
| 401 to 500 | 9 | 2 |
| 501 to 1,000 | 2% of total (e.g. 600 spaces = 12) | 1 in 6 (12 accessible = 2) |
| 1,001 and over | 20, plus 1 per 100 or fraction over 1,000 | 1 in 6, rounded up |
source: U.S. Access Board, 2010 ADA Standards for Accessible Design (208 and 502)source: U.S. Department of Justice, ADA Compliance Brief: Restriping Parking Spaces
Where it breaks
Where spreadsheets and generic software fall over
The takeoff lives in a measuring tool, the quote in another app and the stall count in someone's head, so the striping crew paints the old layout and the lot ends up one van space short of Table 208.2.
Keep stall counts by type on the property record, run the ADA count automatically from the total, and block 'Layout approved' until the provided counts meet the required ones or the owner signs an exception.
A rain forecast moves Tuesday's sealcoat, but the tenant notice, the barricades, the tow booking and the sealer tanker were all set for Tuesday, and nobody updates them together.
Tie the notice, tow booking and material delivery to the section's scheduled date, so a weather hold moves all of them and re-sends the notice in one step.
Striping starts the morning after sealing because the crew is on site, and the paint goes down on sealer that has not had its 24 hours.
Start a cure timer when the last coat on a section is logged and stop the striping checklist from opening until it has run.
Crews carry the same sealer to every job, and a coal tar product ends up on a lot in Washington, Minnesota or Maine, or on a job where the owner demanded a no-coal-tar certificate.
Hold each product's coal tar status in the material list and each property's jurisdiction rule, and stop a coal tar product being logged on a job where it is banned or excluded by spec.
Gallons used are guessed at the end of the day, so nobody knows if the second coat went on at the specified rate and the bid formula never improves.
Log gallons, sand load and square feet per coat per section on the phone, calculate the achieved rate, and compare it to the product's rate range.
Before and after photos sit in a camera roll, and when a tenant claims sealer tracked into their store or a property manager disputes a stall count, there is nothing tied to the section and the time.
Take photos inside each section's checklist, stamped with time and GPS, from fixed photo points stored on the property.
Checklist
The parking lot striping & sealcoating operations checklist
Print it, or hand it to whoever runs the office side.
- Aerial takeoff saved with image date, then verified on site
- Property split into sections with sq ft, crack footage and stall counts by type
- ADA count checked against Table 208.2 and the van ratio before quoting a restripe
- Local stall sizes, compact limits and any restripe approval checked for the city
- State or city coal tar rule checked for the address, and the owner's product spec read
- Layout drawing approved in writing before paint
- Phase plan agreed with the owner so enough parking stays open
- Tenant notices sent on the owner's lead time, with closure window and tow warning
- Barricades, tape or delineators placed the time the spec asks (e.g. 36 hours ahead)
- Forecast checked against the product's temperature and rain rules the day before each phase
- Drains, catch basins and valve covers protected before sealing
- Crack sealant temperature, sealer gallons, sand and coats logged per section
- 24-hour cure confirmed before traffic and before striping
- Closeout pack: as-built counts, photos, product certificates, next maintenance dates
Software options
What software parking lot striping and sealcoating contractors actually use
Judge each one on whether it fits the way your jobs run, not on the feature list. Bring a real job to every demo.
Go iPave (Aspire Software)
Pavement maintenance contractors who measure lots from aerial imagery before visiting
Cloud aerial and satellite measurement for any outdoor surface, with exports to Excel. Subscription with a 14-day trial; each address search uses a search credit. It measures; it does not schedule crews or run the job.
Attentive.ai takeoff (Automeasure)
Paving, sealcoating and striping contractors with a high volume of bids
Automated site measurements from imagery, launched for paving maintenance in 2022, covering asphalt area, crack length and parking stall striping length. A takeoff tool that feeds your estimate, not a job management system.
SaaSphalt
Paving, sealcoating and striping contractors who want an industry-specific estimating and scheduling tool
Built by Tech In The Field since 2013: estimates from your crews' production rates, work orders, crew and material scheduling, invoicing, job costing that feeds back into formulas, and QuickBooks sync.
PavementSoft
Established paving and concrete contractors running larger operations
Cloud CRM, measurement and takeoff, estimating, scheduling, work orders, job costing and invoicing, with HubSpot and QuickBooks integrations. Pricing is not published; you apply to see if you fit.
Jobber
Smaller sealcoating and driveway crews doing mostly residential and light commercial work
General home service software with a paving page: quotes with optional line items and deposits, scheduling and routing, job forms and photos, a client hub and QuickBooks Online sync. No ADA count, section phasing or cure timers out of the box.
Fieldproxy
Striping and sealcoating contractors with commercial, HOA, school and multi-site property contracts
An AI-native field service platform set up around properties, sections, takeoff quantities, ADA checks, weather holds and tenant notices, with an offline crew app, a client portal and AI agents. More setup than an off-the-shelf app, done by Fieldproxy.
Questions to ask any vendor
- Can one property hold several sections or phases, each with its own square feet, crack footage, stall counts by type and schedule date?
- Can I import a takeoff from Go iPave, Attentive.ai or a spreadsheet and keep the aerial image date with it?
- Will it count required accessible and van spaces from the total and warn me when the layout falls short of the 2010 ADA Standards?
- Can a weather hold on one section move its tenant notice, tow booking and material delivery at the same time?
- Does the crew app log temperature, gallons, sand and coats per section offline, and lock striping until the cure time has passed?
- Can a property manager or HOA board see their sections, notices, photos and next maintenance dates without calling the office?
Bring one real parking lot striping & sealcoating job. We show it running in Fieldproxy.
Get DemoHow Fieldproxy is set up for this
Parking lot striping & sealcoating on Fieldproxy: built around how you already work
A Fieldproxy setup for a striping and sealcoating contractor treats each property as a set of sections, each with its own square feet, crack footage and stall counts by type, and runs every job through takeoff, ADA check, layout approval, phase and notice timeline, weather go or hold, application log, cure timer and closeout. The crew app records temperatures, gallons, coats and photos per section, and the property keeps its maintenance cycle. Fieldproxy builds it to your process and does the setup.
Module 1
Properties, sections and contacts
A retail center, HOA or campus is never one job: it is entrance drives, parking fields and fire lanes that close on different days and serve different tenants.
- Property record: owner, property manager or HOA board, billing contact, tow company and phone, gate or access notes, jurisdiction (state, city) for code and coal tar rules
- Section record: name, map polygon, asphalt sq ft, concrete sq ft, tenants served, allowed closure days and hours (e.g. Sun 6am-6pm only), photo points
- Asset counts per section: stalls by type (standard, compact, accessible, van, EV, reserved), wheel stops, signs, catch basins, valve covers
- Tenant list with contact and preferred notice channel, linked to the sections that affect them
- Maintenance history per section: last crack fill, last sealcoat, last restripe, product used
Module 2
Takeoff and site survey
The quote is only as good as the measured square feet, crack footage and stall counts, and the owner's numbers are often marked 'for reference only'.
- Takeoff import from Go iPave, Attentive.ai or a CSV into section quantities, with image source and date
- Survey form on the phone: verify sq ft, crack footage by width band (under 1/8, 1/8-3/8, 3/8-2 in, over 2 in), alligatored sq ft to cut out, oil spots, vegetation
- Line items counted: LF of 4-inch line, stop bars, crosswalks, fire lane and curb paint, stencils, arrows, ADA symbols
- Condition photos per section, and a pavement condition rating if the owner uses one (Oregon State targets PCI 7 or better)
- Status: Requested, Measured from air, Site verified, Quoted
Module 3
Estimates and material calculator
Pricing mixes per-sq-ft, per-LF, per-stall and per-each units, and the material order has to match the product's mix design.
- Unit rates: sealcoat per sq ft by coats (2 standard, 3 on drive lanes), crack fill per LF by width band, stripe per stall or per LF, stencils and ADA symbols each, signs and wheel stops each, mobilization per phase
- Material calculator from the product data sheet: e.g. per 100 gal MasterSeal Concentrate, 15-25 gal water, 200-500 lbs 40-70 mesh sand, 0.5-2 gal additive, 70-82 sq ft per mixed gallon per coat
- Paint gallons from LF of line and wet mils (e.g. about 320 LF of 4-inch line per gallon at 15 mils)
- Options on one proposal: crack fill and restripe only, sealcoat and restripe, ADA upgrade, thermoplastic symbols
- Online approval with signature and deposit; bid exports per lot for public RFPs priced per square foot
Module 4
ADA and layout compliance
Restriping is the moment the 2010 Standards apply, and a short count or a sign at the wrong height is a complaint waiting to happen.
- Required accessible and van counts calculated from total spaces per facility using Table 208.2, with hospital outpatient (10%) and rehab (20%) overrides
- Provided counts from the layout; red flag when provided is below required
- Checklist per ADA stall: 96-inch space, 60-inch aisle (96 for van option), slope no more than 1:48, sign bottom at 60 inches or higher, 'van accessible' plate, nothing in the aisle
- State add-on checklists switched on by jurisdiction (e.g. California blue aisle border, NO PARKING 12-inch letters, 17 x 22 inch tow-away sign)
- Rule: the job cannot move to 'Layout approved' until counts pass or the owner signs a documented exception
Module 5
Layout drawings and approvals
Owners, engineers and some cities approve the striping plan before any paint goes down.
- Layout record: drawing PDF, version number, stall counts by type, changes from the existing layout
- Approval steps: owner or property manager, engineer or construction manager, city planning where required (e.g. Ukiah restripe plan)
- Field change request: crew proposes a change, office approves with a marked-up photo before painting
- As-built layout saved at closeout with final counts
Module 6
Phases, tenant notices and tow plan
Businesses stay open while their lot is sealed, so the phase order and notice timeline are part of the contract.
- Phase plan: sections per phase, date, closure window, which sections must stay open together (e.g. 'West and East never closed at once')
- Notice timeline per phase, offsets you set (e.g. T-7 days notice, T-4 days traffic restriction notice, T-36 hours barricades, T-12 hours reminder)
- Notice templates by audience: tenants, residents, staff and students, with section map, closure hours, move-your-car deadline and tow warning
- Tow booking per phase: company, time, and a log of vehicles towed with photos
- Statuses: Planned, Notice sent, Barricaded, In progress, Curing, Striped, Reopened
Module 7
Weather holds and crew scheduling
Sealer is temperature and rain limited, and one wet day ripples through tanker deliveries, crews and every notice already sent.
- Product weather rules stored per material: minimum air and surface temperature, 'and rising' for 24 hours, rain-free hours (e.g. SealMaster 50°F and 24 h; an owner spec may say 60°F)
- Go or hold decision per phase the day before, with forecast snapshot saved on the job
- Hold moves the phase, its notices, tow booking and material delivery together, and re-sends tenant notices
- Crew and equipment record: sealcoat rig and tank size, crack melter, line striper, thermoplastic torch, trailer; crews by skill
- Season calendar showing sections still open before temperatures drop
Module 8
Crew app: prep, application and cure
The spec is proven by what the crew logs per section, not by the invoice.
- Prep checklist: herbicide date, vegetation burned out, cracks blown clean, routed size, oil spots primed, iron and drains covered (photo each)
- Crack fill log: product, ASTM D6690 type, kettle temperature, LF filled, band width
- Sealer log per coat: start and end time, air and surface temperature, tanker or batch ticket, gallons, sand lbs, sq ft covered, achieved rate
- Cure timer from the last coat; striping checklist locked until 24 hours have passed
- Striping log: paint product and color, wet mils, beads, gallons; thermoplastic type and thickness (90 or 125 mil); signs and wheel stops set
- Before and after photos from the section's fixed photo points, stamped with time and GPS, working offline
Module 9
Materials and coal tar compliance
Some states and cities ban coal tar sealant and some owners demand a no-coal-tar certificate; others still specify coal tar.
- Material register: product, maker, base (asphalt emulsion, coal tar, acrylic), PAH or coal tar flag, data sheet and certificate files
- Jurisdiction table: e.g. Washington (application banned after 1 Jul 2013), Minnesota, Maine (application banned from 1 Oct 2024), Austin; rules you add for others
- Rule: a coal tar product cannot be logged on a property in a ban area or on a job whose spec says no coal tar
- Stock per yard and truck: concentrate, sand, additive, crack sealant blocks, paint by color, thermoplastic symbols
Module 10
Invoicing, closeout and maintenance cycles
Owners pay by lot or section against proof, and the next crack fill and restripe are the easiest sale you will make.
- Progress invoices by section or phase from logged quantities; sync to QuickBooks or Xero
- Closeout pack PDF from your template: as-built counts by type, ADA summary, before and after photos, product certificates, no-coal-tar certificate where required
- Recurring maintenance per section: e.g. crack fill and restripe every 3 years and slurry every 6 years (Oregon State's cycle), or your own sealcoat interval
- Customer portal: property managers and HOA boards see phases, notices, photos, invoices and next service dates
The AI agents, set up for parking lot striping and sealcoating contractors
| Agent | When | What it does | What you get |
|---|---|---|---|
| Document intelligence agent | A bid package, RFP or property manager scope PDF is emailed in | Pulls lot names and square footage, crack width thresholds, named products, coat count, temperature limits, cure time before striping, notice and barricade lead times, phasing rules and the pricing unit | A draft property with sections and quantities, a requirements checklist on the job, and the notice timeline offsets set from the spec |
| Vision agent | A survey photo of a section, sign or stall is uploaded | Reads faded or missing lines, alligatored areas, vegetation in cracks, missing van-accessible plates, an ADA sign mounted too low or a pole in an access aisle | Survey fields filled for the estimator to confirm, and ADA items flagged on the compliance checklist |
| Watcher agent | A phase is scheduled for tomorrow and the forecast breaks the product's rule (e.g. low under 50°F or rain within 24 hours), or a phase is two days out with no tenant notice sent | Checks the product's temperature and rain rules, the notice timeline and the tow booking for that phase | A hold recommendation to the office with the forecast attached, and a 'notice not sent' alert naming the tenants affected |
| Text agent | A tenant or resident replies to a closure notice by text or email ('when can I park?', 'we have a delivery Tuesday') | Looks up the section, phase date, closure hours and current status, including any weather hold | A reply with the reopening time for their section, and a logged request for the office when they need an exception |
| Scheduler agent | Every weekday at 2pm in season | Lists tomorrow's phases with forecast, go or hold status, crew, rig, material delivery and notices sent | An emailed go or no-go sheet to the operations manager and crew leads |
| Autopilot | A section's next crack fill, sealcoat or restripe date is 60 days away (window you set) | Builds a renewal quote from the section's stored quantities and last product, and drafts the email to the property manager or HOA board | A ready-to-send renewal quote and email for a person to approve |
Straight answers
Parking lot striping & sealcoating: FAQ
What software do parking lot striping and sealcoating contractors use?
Most measure lots from aerial imagery with Go iPave or Attentive.ai, then price and schedule in a paving tool such as SaaSphalt or PavementSoft or a general app such as Jobber, with layout drawings, ADA counts and tenant notices in spreadsheets and PDFs. Commercial work needs a record per lot section with square feet per coat, crack footage, stall counts by type, temperatures, cure times and photos. Fieldproxy is one platform that builds sections, ADA checks, weather holds and notice timelines into the job.
How many accessible parking spaces does a lot need?
Under Table 208.2 of the 2010 ADA Standards: 1 for up to 25 spaces, 2 for 26-50, 3 for 51-75, 4 for 76-100, 5 for 101-150, 6 for 151-200, 7 for 201-300, 8 for 301-400, 9 for 401-500, 2% for 501-1,000, and 20 plus 1 per 100 over 1,000. One in six accessible spaces must be van accessible, and always at least one.
Does restriping a parking lot trigger ADA requirements?
Yes. The Department of Justice's compliance brief says a business or state or local government that restripes must provide accessible spaces as required by the 2010 ADA Standards. The Access Board treats resurfacing or resealing as an alteration; patching or repainting a few existing spaces is maintenance.
How wide is an ADA parking space and access aisle?
A car space is at least 96 inches (8 ft) wide with a 60-inch (5 ft) access aisle. A van space is 132 inches with a 60-inch aisle, or 96 inches with a 96-inch (8 ft) aisle, and needs 98 inches of vertical clearance. Spaces and aisles may not slope more than 1:48.
Do parking lot markings have to follow the MUTCD?
Not directly. The MUTCD 11th Edition says it does not apply to parking areas or their driving aisles, public or private. It does say blue, when used, supplements white markings for accessible spaces, and many owner specs cite it, so follow the owner's spec, local code and ADA.
What temperature do you need to sealcoat?
SealMaster's specification needs at least 50°F and rising for 24 hours, no rain forecast within 24 hours, and 24 hours of cure before traffic. Some owner specs are stricter: McHenry County College's sealcoat section starts at 60°F and rising, daylight only, with no sealing in fog.
How long after sealcoating can you stripe?
SealMaster requires sealer to cure at least 24 hours before traffic marking paint, and calls for 100% acrylic waterborne paint. Ventura College wrote the same 24-hour minimum into its 2024 contract.
How much sand goes in sealcoat and how far does it go?
It depends on the product. SealMaster's MasterSeal Concentrate data sheet gives 15-25 gallons of water, 200-500 lbs of 40-70 mesh sand and 0.5-2 gallons of polymer additive per 100 gallons of concentrate, covering 70-82 sq ft per mixed gallon per coat. Always use the data sheet for the product on the truck.
Where is coal tar sealant banned?
Washington banned application on driveways and parking areas after July 1, 2013, Minnesota bans applying it to asphalt-paved surfaces, and Maine banned application from October 1, 2024. Austin, Texas banned it in its 2005 ordinance. USGS reports coal-tar-based sealcoat contains about 1,000 times more PAHs than asphalt-based sealcoat. Check the current state and local rules for each address.
How do you keep a business open while its lot is sealed?
Split the lot into sections and close them in phases. Ventura College would not let certain lot pairs close at the same time and required barricades 36 hours ahead; McHenry County College asked for four days' notice before traffic restrictions. Send tenant notices with the closure window and a tow warning, and move them together if weather forces a hold.
How often should a parking lot be crack filled, sealed and restriped?
There is no single code interval. Oregon State University's 2022 RFP set crack fill and restripe every three years and slurry seal every six years on selected lots, with concrete seams sealed yearly, to hold a Pavement Condition Index of 7 or better. Many owners set their own cycle by traffic and condition.
How does Fieldproxy fit a striping and sealcoating contractor?
Fieldproxy sets up properties as sections with their own takeoff quantities and stall counts, checks ADA counts before layout approval, ties tenant notices and tow bookings to each phase, holds phases on weather, and gives crews an offline app for temperatures, gallons, coats, cure timers and photos. AI agents read bid documents, flag weather and notice risks, answer tenant texts and draft renewal quotes. Pricing is per company by job volume with unlimited users.
Related guides
All sources on this page (29)
- source: U.S. Department of Justice, ADA Compliance Brief: Restriping Parking Spaces
- source: SealMaster, Engineering Specifications for Applying Pavement Sealer to Bituminous Surfaces
- source: FHWA, MUTCD 11th Edition (Dec 2023), Part 1 General (Section 1A.03 and definitions)
- source: USGS Fact Sheet 2011-3010, Coal-tar-based pavement sealcoat, PAHs and environmental health
- source: U.S. Access Board, 2010 ADA Standards for Accessible Design (208 and 502)
- source: U.S. Access Board, Guide to the ADA Standards, Chapter 5: Parking Spaces
- source: FHWA, MUTCD 11th Edition (Dec 2023), Part 3 Markings
- source: California Building Code 11B-502.3.3 Marking (CorAda 2019 CBC guide)
- source: California Building Code 11B-502.8 Additional signs (CorAda 2022 CBC guide)
- source: McHenry County College (IL), Parking Lot Sealcoat & Restripe bid documents, May 2024
- source: Oregon State University, RFP 2022-007654 Parking Lot Sealing & Painting
- source: SealMaster, MasterSeal Concentrate technical data sheet
- source: McHenry County College, Parking Lot Sealcoat Restripe questions and materials addendum, 2024
- source: Stanford School of Medicine Research Facilities, seal coating and striping closure notice (June 2025)
- source: Ohio DOT, Item 647 heat-fused preformed plastic pavement marking (construction manual)
- source: Ennis-Flint water-based blue traffic paint, product listing (Roadly)
- source: Washington RCW 70A.440.020, coal tar pavement products
- source: Minnesota Statutes 116.202, coal tar sealant use and sale prohibited
- source: Maine Public Law 2019, chapter 493 (LD 906), coal tar sealant products
- source: City of Austin Environmental Commission, Motion 20190821-007c on the coal tar sealant ban
- source: Ventura College (VCCCD), Scope of Work: Parking Lot Maintenance, Jan 2024
- source: City of Ukiah Zoning Code 9228.6, Parking stalls and drive aisles
- source: Florida Statutes 715.07, Vehicles or vessels parked on private property; towing
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