What are the options for removal or changes to line painting?
There is generally not a one size fits all solution for removing or changing the line painting in you parking lot. The considerations are Cost and available budget, the time allotted to the project, what type of paint we are trying to remove, is minor damage to the surface going to be an issue, what type of material are we removing the paint from (asphalt, concrete, urethane or epoxy coated flooring) Here are the most common types in order and cost from lowest to highest cost. As well as common scenarios in brackets Paint Out / Grey Out / Black Out: Covering paint with paint. This is done by using traffic paint which is the color of the surrounding surface such as black for asphalt or grey for concrete. (when low cost is paramount, temporary markings, over top of coated floors in garages and warehouses) Asphalt Grinding: An asphalt grinder is a walk-behind machine that removes almost all paint types found on asphalt. The machine is typically used for removing lines from roads and highways. It removes all of the paint as well as up to a 1/4-inch depth of the asphalt’s surface. Ground surfaces visually blend in overtime but the scar will be there. (roadways, older asphalt, permanent solution with relatively low cost, concrete) Sand Blasting / Dry Ice Blasting: A process in which sand, glass beads, or another medium is shot at high speeds through a machine across the surface of a hard material until it is smooth. Sandblasting is often done to remove a previous finish on an item, to remove rust, or to prepare a surface to receive a new coat of paint. The kind of medium used to blast the surface depends on how difficult the removal is and how much impact the material can withstand. (over concrete, metal and concrete curbs) Pressure Washing w/ Chemical: Using a low-pressure washer (typically up to 3800 psi and can be heated or cooled with a chemical paint stripper) to remove paint from concrete with little to no surface damage. All water must be reclaimed when using this process as the waste water is highly toxic. (Airports, parking garages) Shot Blasting: Shot blasting is the process of mechanically blasting concrete with tiny steel shots at a very high velocity. This process typically removes up to 3 ml of the concrete's surface to reveal a rough profile for improved bonding. The concrete dust is recovered by a powerful dust collection system leaving little to no mess or contaminants on the project. (warehouses and concrete, removing more durable coating like epoxy)
2. What types of parking lot maintenance are available? A well-designed parking lot can last for several decades, but only if routine parking lot maintenance is performed over time. Studies have shown that keeping up with items such as routine sweeping, crack filling and seal coating are imperative to extending the lifespan of your parking lot. Not only that, but good maintenance also is shown to reduce the number of lawsuits on a property as well. Ontario parking lot services Ltd. Mission is to offer our customers a complete solution to all of their parking lot related needs. Our parking lot maintenance services include power sweeping, line painting, asphalt repairs, crack filling, bollard Installation, traffic sign & post installations, wheel stop installation, rumble strips and other traffic calming devices, pressure washing, paint removal, and many other services. Power Sweeping Power sweeping should be done at minimum once per year after the winter to clean up the winter debris. If a budget allows for more frequency that is better. The build-up of sand, salt and debris will not only look unsightly, it will also cause premature deterioration of your parking area or warehouse. For this problem we utilize the most technically advanced vacuum equipment on the market to provide a low-cost maintenance solution for our clients. We can sweep any surface quickly and safely with minimal disruptions to day to day operations of your facility. Crack Filling We encourage our clients to have their cracks sealed before winter. We can't stress enough how important this is for extending your parking lots life span. When water enters the crack it causes the gravel underneath to wash away leaving empty space under the asphalt. This fills with water and heaves in the winter and depresses in the summer causing potholes. You want to seal your cracks as soon as they start to form, as it will reduce damage from all water sources. Sealcoating Every two to three years, or as needed. Consider multiple coats on main driveways for added wear. Heavy traffic areas such as main roads should also receive two coats of seal for best results. Parking Lot Striping Parking lot markings will wear away depending on the amount of traffic, Arrows and stop bars in a busy lot may need to be repainted yearly. The parking space lines & ADA striped stalls (wheelchair logo) can be repainted every other year or less. Miscellaneous Maintenance Needs Items in your parking lot such as traffic signs, bollards, and wheel stops should be inspected and repaired annually. Concrete curbs can become dislodged from their posts during snow plowing, these can become a safety hazard in your parking lot, and when they start to fail, they are typically the first thing mentioned in a lawsuit.
3. Why do we need to clean our drains in a garage? The drainage system in a parking structure has a very important job to do, and unfortunately, they are often neglected to the detriment of the owner’s finances. There are a few main visual components and some that are completely hidden within the concrete slab. Ramp Trench Drain As you enter the parking garage you will pass over a grate at the base of the overhead door. This is revered to as the ramp trench drain. Its purpose is to catch all water that runs down the ramp before entering the garage. This drain is almost always filled with leaves, sticks, and debris that cause this system to fail. Area Drains This is a drain that is located above finished space like the upper levels of a parking garage except for the bottom level. They are generally an 8”x8” grate with a debris basket connected to the drainage pipe. The baskets can get filled with debris causing back ups as well as the lids of the drains seize shut with corrosion when not maintained. In order to flush the drain lines we remove the lids, remove and clean the baskets and run our flushing lines trough the drains, we then reinstall the basket and lid with an anti-seize paste to stop corrosion. Catch Basins A catch basin is designed to hold debris and sand without letting it enter into the very vulnerable and hard to reach underground drain lines. On the lowest level of a parking garage the drain lines are under the concrete making them difficult to maintain and extremely costly and disruptive to repair. A properly maintained catch basin is the only defence for these drains. It is important to clean the basin out regularly and ensure all of the fittings on the drain pipes are in place. Drain lines The drain lines come in different materials and sizes but they all serve the same purpose. To take the water collected from the floor of the garage and any above courtyards and parking lots and deposit it into the sewer or storm water systems. Storm, sewer and elevator sump pits. This is the final part of the building system until the water is deposited into the municipal system. Most buildings will have a pit below the elevator to catch and pump any water infiltration out of the elevator pit to protect the components of the elevator. There is also a sewer and storm pit to take the water and pump it up to the levels of the sewer sand storm system. Maintenance on these requires vacuuming out any water and sediment from the pits and ensuing the pumps and their float valves are in working order.
4. Warehouse Floor Painting, what do I need to know? When it comes to warehouse floor striping understanding the customers need is critical. This type of painting service is unlike any typical parking lot striping.
Warehouse floor striping not only requires an understanding of many complex paint systems, such as 2-part epoxies and urethane enamels, but also an understanding of what your specific project needs will be, which products will be best for that specific project, and foreseeing problems that you may run into in terms of layout and long-term wear and tear.
Some Variables to Consider
When considering a warehouse floor striping or warehouse floor marking project, the first decision that needs to be made is how long you want the warehouse striping to last. Many of our warehouse floor striping customers have limitations that prevent them from putting down a product that will be hard to remove years later.
One example might be a short lease on the warehouse, while another might be a known reconfiguration of the layout in the near future. Whatever your situation is, it's important to think about it before deciding what kind of durability you are looking for. For example, if you need a product that is going to last 3-5 years without fail, then we would recommend a 2-part epoxy with 4-inch-wide shot blasting for preparation of the concrete surface. This product can be guaranteed to stay down without failure for three years, and often lasts longer than that.
Another example might be someone who is looking for warehouse line painting that will only last a year or two, such as a building tenant with a one-year lease. In this example, we would probably recommend an oil-based paint on a clean floor Though there can be no guarantee on this product, it should get you through the two years with enough paint adhesion to serve your basic staging and marking purposes.
Characteristics of Epoxy and Paint:
High solids 2 component Epoxy
Requires significant surface preparation. Abrasion and acetone dry mopping minimum. Shot blasting over concrete.
Very slow drying so we need and empty space for at least 48 hrs, no vehicle traffic for 72 hours
Extremely durable and chemical resistant average 3-10 year lifespan.
Very easy to keep clean
Heavy fumes when the coating is being applied
Higher initial cost than traffic paint
Less durable than epoxy but generally 1-2 years of service before a refresh is needed
Very quick turnaround time
Lower initial cost
Less fumes and VOC’s
Easy to remove or to change
5. How can I make our handicap space compliant? Each municipality will have certain guidelines for the exact space sizing and signage. We can evaluate your property and supply and install the correct signage as well as make the necessary adjustments to the parking space to bring it into compliance.
ONTARIO PARKING LOT SERVICES diligent in our work
At Ontario Parking Lot Services, our reputation is one of providing the most optimum and precise service possible. Your premises is the first impression people have of your business or service and we know that. Trust us to help you put your best foot forward with clean and properly articulated pavement or concrete markings.