Parking Lot Maintenance & Repair in Austin & Central Texas

SIU has been in business since 2016, specializing in commercial parking lot repair and maintenance.

Yes, we're happy to provide references and share locations of similar projects upon request.

Yes, we are fully insured and bonded. Texas does not require a contractor license for our industry.

We offer multiple warranty options. Our standard warranty is one year for qualified projects, but we can customize warranties for up to five years based on your project specifications.

Yes, we have extensive experience handling parking lot projects of all sizes, from low-traffic areas to high-traffic commercial properties.

The best solution depends on several factors, including the current condition of the surface, drainage issues, and your budget. We assess these aspects to recommend the most cost-effective and durable option.

Yes, all our estimates for your project include labor, materials, and applicable taxes. In some cases, we include a contingency line item for unforeseen costs; we'll clarify this when we provide your estimate.

If unexpected issues or additional work arise, we'll discuss a change order with you to cover the scope. If we're not responsible for the base installation, any overruns are charged at the unit rate specified in your original estimate.

We do not provide direct financing options, but we can develop phased maintenance plans to help manage costs over time.

The cost comparison depends on your budget and long-term goals. Asphalt has a lower upfront cost but requires more frequent maintenance, with a lifespan range of about 15–20 years. Concrete has a higher initial cost but requires less maintenance and typically lasts around 30+ years.

The timeline depends on the size of your project and the depth of the resurfacing. We'll provide you with an estimated completion time after we assess the scope of work.

In most cases, we can complete the work in phases, allowing sections of the parking lot to remain open for use.

Repairs can be done year-round, except for sealcoating, which requires warmer, dry conditions. Weather plays a significant role in scheduling, as rain, extreme temperatures, and humidity can affect drying and curing times.

Asphalt is typically ready for use the same day. Sealcoat will take 24+ hours to dry, depending on the weather conditions.

Yes, we operate 24/7 and can schedule work during evenings, weekends, or off-peak hours to minimize your business disruptions.

Sealcoating is a liquid asphalt-based coating applied in one or more layers over existing asphalt. It is a maintenance treatment that protects and extends the life of the pavement. Resurfacing involves applying a new layer of asphalt over the existing surface to restore its condition without full removal. Full replacement requires removing all existing asphalt and installing a new pavement structure, typically necessary when the existing surface is beyond repair.

As a general rule, sealcoating should be done every 2–5 years, depending on traffic volume, weather conditions, and overall pavement wear.

Cracks that are one inch or wider typically indicate underlying issues and may require asphalt repairs rather than just crack sealing. Individual potholes can be patched, but if multiple potholes are clustered in one area, a larger repair or resurfacing may be needed to prevent further deterioration.

Alligator cracking is typically caused by subgrade failure, water infiltration, or simply aging asphalt. The best way to prevent it is through proper subgrade preparation during installation and routine maintenance to identify and address problem areas early.

We do not offer infrared asphalt repair. Based on our experience, traditional hot mix asphalt patching provides the most durable and reliable repair for your asphalt surfaces.

Patching is rare for concrete parking lots—full replacement is usually the best long-term solution. Grinding is only recommended in low foot-traffic areas to address minor uneven surfaces.

Expansion joints and spalled areas can be repaired, but full section replacement is generally the best option for durability and longevity.

We do not recommend concrete overlays, as they typically do not provide a long-lasting or reliable solution. Full replacement is the best approach for durability and structural integrity.

We identify the sources of water flow and pooling on your site, then develop a customized plan with you to redirect or capture runoff and ensure proper drainage.

A 4,000 psi or higher concrete mix is the standard for commercial parking lots to ensure durability under heavy traffic loads.

Structural damage is assessed and addressed in collaboration with a civil engineering firm, which designs the appropriate corrective measures.

We recommend either a waterproof membrane or a water-based clear sealant to protect against wear and moisture damage.

Water infiltration issues are evaluated and resolved in collaboration with a civil engineering firm to ensure proper long-term solutions.

Yes, we install signage and pavement markings, all done in-house.

Annual inspections are highly recommended to catch and address potential issues before they become costly repairs.

Yes, we can design a customized maintenance plan tailored to your property's needs.

Newer, more eco-friendly materials are constantly being developed. We stay updated on the latest sustainable paving solutions and can discuss available options.

We typically respond to your request within an hour and aim to complete emergency repairs within 24 hours, depending on the severity of the issue.

Yes, we ensure all work meets ADA (Americans with Disabilities Act) compliance for accessibility, including sidewalks, curbs, and parking lots.