Clean Surfaces.
Sharp Lines.

We're based in San Mateo and work across the Peninsula within about 15 miles — San Mateo, Belmont, San Carlos, Redwood City, Burlingame, Millbrae, San Bruno, Menlo Park and Daly City, plus the towns in between like Foster City, Hillsborough, Atherton and Colma. If you're not sure whether you're in range, call and ask.

We're open 5am to 11pm, seven days a week. That's deliberate: most commercial work — storefronts, restaurants, parking lots — has to happen before a business opens or after it closes, and most homeowners want a weekend. Call or text any time in those hours and you'll reach Alan, the owner.

It depends on the size of the area, what's on it — oil and grease take hot water and degreaser, plain dirt and algae don't — and how easy it is to get to. A standard two-car driveway is a very different job from a shopping-center parking lot. What we can promise is a free, written estimate before any work starts, and one number that includes everything. Text us a photo and you'll usually have a price the same day.

Striping is usually priced per stall, plus the extras — ADA spaces, arrows, stencils, curb painting, fire lane lettering — and whether the lot needs to be washed first. A re-stripe over an existing layout costs less than a new layout on fresh asphalt. We measure the lot, count the stalls, and give you a written price with the options broken out.

Not when it's done right, and doing it right is the job. Concrete takes high pressure with a surface cleaner; pavers get enough to clean without blowing out the joint sand; siding, stucco and painted surfaces get a low-pressure soft wash with a cleaning solution; wood decks and fences get a wide fan tip at low pressure along the grain. Every surface gets the pressure and the method it can take, and nothing gets blasted.

Yes, when the job needs it. Cold water is fine for dirt, algae and general grime. Oil, grease, gum and rubber need hot water to lift — which is why a rented cold-water machine spreads an oil stain around instead of removing it. Driveways with oil spots, drive-thru lanes, dumpster pads, mechanic shops and restaurant back doors all get hot water.

Usually over two: we wash the lot one evening or night, let it dry completely, and stripe it the next. Paint won't bond to a wet or dirty surface, so the wash is what makes the lines last. Both come from us, on one estimate and one invoice, and we schedule around your tenants and customers so the lot never fully closes.

It depends on the number of stalls, but the basics are: a set number of accessible spaces (at least one, and one in every six of those van-accessible), each 9 feet wide with a 5-foot access aisle — 8 feet for van spaces — hatched and lettered NO PARKING; the blue pavement symbol; a nearly level surface; the shortest route to the accessible entrance; and a post-mounted sign and tow-away notice. Older lots are often short a space or an aisle. We check your lot against current code and tell you what's missing before we paint anything.

Fast-drying traffic paint is dry to the touch in about 15 to 30 minutes and can take a car in an hour or two in normal Peninsula weather. We cone off the freshly painted sections until they've cured and open them back up as we go. Fog and cold slow it down, so on a damp morning we start the painting later.

Most lots on the Peninsula need it every two to four years — sooner for a busy retail lot with sweepers and constant traffic, longer for a quiet office lot. The sign is simple: if drivers can't see where the stall ends from the driver's seat, it's time. ADA spaces and fire lanes should be kept bright between full re-stripes because they're the markings an inspector looks at.

Yes — 10% off for returning customers and for anyone referred by a past customer. Mention it when you call. No coupon, no fine print.