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Preventative Solutions

Asphalt Patching and Repair


As pavement ages, fine hairline cracks spread and deepen within the asphalt.  Irritants such as water, oil, and UV rays enter through cracks and weaken the substrate. This may result in pavement heaving or isolated sections of alligator cracking.  Fortunately, asphalt patching and repair can be performed throughout the year in Los Angeles due to its mild climate.  In fact, average winter temperatures do not fall below freezing.  Therefore, when plants are open, hot-mix asphalt is the best solution to patch or repair damaged areas.  For full technical specs, please click here.



Los Angeles has a UV index of about 7, which is significantly higher than the U.S. average.  With a high rate of exposure to the sun’s ultraviolet rays and its damaging effects, parking lots in the Los Angeles area oxidize (or fade) much quicker than in other regions.  Combat a gray, faded parking lot with routine sealcoating (we recommend every two to three years), which not only helps protect the pavement, it also provides a jet-black finish.

Rose Paving offers a true, two-coat application.  This technique requires cure time in between application of the first and second coats.  This curing is critical to the overall effectiveness of the procedure.  Be sure to allow at least 24 hours before use of the parking lot.

Asphalt-based emulsion sealer is applied using a squeegee or spray method.  Air and surface temperature must be 60 degrees and rising.  For full technical specs, please click here.



Over time, due to wear and tear, all asphalt breaks down and cracks form.  Usually, the first sign of deterioration is hairline or reflective cracks.  Paying attention to cracks and applying sealant in a timely manner is the most beneficial service that can be performed on a parking lot because it slows the infiltration of water to the sub-base.  Keep a close eye on open cracks, uneven transitions, and asphalt depressions; when cracks measure between ¼-inch and ¾-inch wide, schedule cracksealing treatment.  Once crackseal has been performed, follow up with sealcoat to help decelerate future cracking. For full technical specs, please click here.

Lot Marking


Re-striping is a necessity for busy parking lots.  Generally speaking, however, the procedure should occur every 2-3 years.   In addition to re-striping, Rose Paving can also help with layout and design for a newly resurfaced parking lot.  There are many options to review based on your lot size, traffic load, and ADA requirements.  Striping and stenciling can be performed in a variety of colors and we can also assist with any signage needs.  For full technical specs, please click here.

Concrete Maintenance


Sun, wind, moisture and seismic activity can wreak havoc on concrete pavement in the Los Angeles area.   Settling of poorly compacted fill also contributes to failure or instability.  Removing and replacing damaged concrete is imperative to keep structures in top condition while also alleviating potential liabilities.  Inspect concrete pavement routinely, but especially during the winter months, to catch defects early.  Common procedures include repairing concrete sidewalks, stairs, curbs, gutters, dumpster pads, dock pads, parking bumpers, walls, and ramps.  For full technical specs, please click here.

Infrared Asphalt Repair


Infrared asphalt repair technology uses infrared light rays to heat an area of pavement, enabling quick removal of failed asphalt. This technology is ideal for critical repairs such as pavement depressions, trip hazards, potholes, and rough surfaces in drive lanes.  New material is applied and compacted all with the same machinery. The procedure is faster than traditional removal and replacement, which means little disruption to you and your customers or tenants.  It is a cost-effective and efficient option for retail or restaurant locations with little downtime as well as apartment communities and hospitals that require continuous access.  For full technical specs, please click here.

Structural Solutions

Concrete Parking Structures


Although concrete is extremely durable and strong, it still requires ongoing maintenance and, after several years of performance, may require structural remedies to keep it stable and functional.  Common repairs include reconstruction or expansion of a parking garage or deck, installation of concrete expansion joints, re-pour of walls and columns, cementitious or epoxy-based resurface over existing concrete floor, installation of a trench drain to improve storm-water flow, or replacing areas of asphalt with concrete.  In fact, many commercial properties in Los Angeles are replacing existing asphalt dumpster pads in exchange for a newly poured concrete pad.  Concrete material is better suited in this area to withstand heavy loads and prevent pavement cracks from developing and spreading to adjacent areas.  Learn more here.

Asphalt Reconstruction


Generally speaking, parking lots will require reconstruction around the 12-year mark.  This time-frame may be longer or shorter based on the amount of routine preventative maintenance performed on the pavement.  If maintenance has been deferred, however, or if the sub-base has deteriorated due to other site-specific factors, it becomes necessary to perform rehabilitation or reconstruct the pavement, whether in sections or in its entirety. Before reconstruction, identify and understand what is causing pavement failure.  If water is a common problem, alternative under-drain solutions may be required.  Additionally, to combat drainage problems, asphalt thickness may need to be increased.  For full technical specifications, please click here.

Asphalt Resurfacing


With ideal conditions and routine preventative maintenance, resurfacing in Southern California is recommended between 7-10 years on commercial sites and between 5-7 years on industrial sites with heavy truck traffic.  However, every parking lot is unique; therefore, it is best to perform routine inspections and take careful note of any grade depressions or widespread areas of cracking. If these defects are apparent, resurfacing is a long-term and cost-effective solution. For this procedure, air and surface temperature must be 45 degrees and rising. Standard resurfacing includes a 1.5-inch to 2-inch asphalt topping overlay.  Material is feathered for a smooth transition to curb and gutter lines. For full technical specs, please click here.