For facility & property managers · Macomb, Oakland, Wayne & St. Clair
You have a lot to stripe. I have one job that day.
Most striping calls get routed to a scheduler, then a crew you have never met, then a bill that does not match the estimate. When you call True Line Pavement you get me, and I am the one standing in your lot with the striper.
Section 01
The paint is cheap. The ADA count is the liability.
Faded lines are a complaint. A lot with the wrong number of accessible spaces, an access aisle that is too narrow, or no van-accessible space at all is a different category of problem. Here is what the 2010 ADA Standards actually require, so you can count your own lot before I ever show up.
| Total spaces in lot | Accessible required | Of those, van |
|---|---|---|
| 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 |
The van rule is one van-accessible space for every six accessible spaces, or fraction of six, and never fewer than one. A 30 stall lot needs two accessible spaces and one of them has to be van accessible. That last part is what most lots in Macomb County get wrong.
- Accessible car space96 inches wide minimum, with an access aisle of at least 60 inches.
- Van space, option one132 inches wide, with a 60 inch access aisle.
- Van space, option two96 inches wide, with a 96 inch access aisle.
- Access aisleSame length as the space it serves, at the same level, boundary clearly marked, slope no steeper than 1:48 in any direction.
- SignageBottom of the sign at least 60 inches above the ground.
- Vertical clearance98 inches minimum along the van route, which matters if you have a canopy or a deck.
Section 02
How a job actually runs
Four steps, no surprises, and nothing that requires you to chase me for an update.
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Walk the lot
I count stalls, measure what is there, and flag anything that will not meet ADA once it is repainted. Free, and I do not need you to be there.
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Written number
A firm price in writing, broken out by standard stalls, ADA stalls, fire lane and stencils, so you can drop it straight into a work order.
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Scheduled around you
We pick a window that keeps the lot open during business hours. Usually that is an evening or a Sunday morning.
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Done and documented
Paint is dry to the touch inside 30 minutes and open to traffic in about an hour. You get before and after photos for your file.
Section 03
More than one property?
I will be straight with you about what a one-truck operation can and cannot do. I stripe one lot at a time. If you manage six buildings, we sequence them across a week or two rather than sending six crews out on a Tuesday.
What you get in exchange is that the quality does not change between site one and site six, because it is the same person holding the striper at all of them. No crew rotation, no subcontractor you have never met, no explaining your layout twice.
For portfolios I price the whole set at once so you have a single number to take to your budget, and I keep the stall counts and layout notes on file so the next round is a phone call instead of another walk-through.
Section 04
What I stripe
- New lot layouts from bare asphalt, including the stall math
- Re-striping faded or worn lines over an existing layout
- ADA accessible stalls, access aisles, and van-accessible spaces
- Fire lanes and curb painting
- Directional arrows, numbers, "no parking", custom stencils
- Warehouse and facility floor markings
- Loading zones, crosswalks, and hatched keep-clear areas
Striping and pavement marking only. I do not sealcoat, patch or pave, and I will tell you plainly when what you actually need is an asphalt contractor rather than me.
Section 05
What I need to get you a number
Send these four things and I can usually price a standard lot the same day, without needing to book a meeting.
- The property address
- Roughly how many stalls, or a photo of the lot from one corner
- Whether there are existing lines to follow or we are laying out fresh
- Anything you already know needs to change, like adding an ADA space
What drives the price is stall count, whether I am following existing lines or laying out a new grid, how much ADA work is involved, and how many stencils you need. Condition matters too. A lot that has been repainted four times over old layouts takes longer than one clean grid.
Every quote is free and the number I give you is the number you pay. If I find something on site that changes the scope, you hear about it before I start, not on the invoice.
Section 06
Questions I get from property managers
Do we have to close the lot?
No. On most properties I work in sections, or after hours, so there is always parking available. Traffic paint is dry to the touch in under 30 minutes and ready for vehicles in about an hour under normal Michigan conditions. On a fully vacant lot the whole thing can be done overnight.
How far out are you booking?
Call and ask, because it moves with the weather. Striping season in Michigan runs roughly April through October, and the last few weeks before winter fill up fast. If your lot is on a budget cycle, getting on the calendar early in the season is the cheapest scheduling decision you can make.
Can you match our existing layout exactly?
Yes, and in most cases that is the right call. If the old lines are still readable I follow the existing grid so nothing changes for your tenants. If the layout is not ADA compliant, I will show you what needs to move before I paint, rather than repainting a problem back onto the asphalt.
What paint do you use?
DOT-grade waterborne traffic paint at 4 inch line width, which is the standard for commercial lots. It goes down fast, dries fast, and holds up through a Michigan winter and a plow season better than the cheap stuff.
Do you handle the signage too?
I paint the stalls, the aisles and the ground markings. Post-mounted ADA signs are a separate item and I will tell you where they need to go and at what height, so your maintenance team can set them or you can add them to my scope.
Who is actually going to be on my property?
Me. No subcontractors and no rotating crew. I spent 17 years in the U.S. Army and I run this the same way, which means I show up when I said I would and the work matches what I quoted.
Send me the address. I will walk it for free.
No meeting required, no obligation, and a firm written number back to you fast.
Or email me directly: adam@truelinepavement.com