Nationwide Parking Garage Painting & Traffic Coatings

Parking Structure Restoration, Waterproofing & Wayfinding

RSP Painting transforms dark, dingy concrete caves into bright, safe, and welcoming environments. The parking garage is often the first and last impression a tenant or customer has of your facility. If it looks neglected, unsafe, or leaks, it devalues the entire property.

We are the largest self-performing parking structure contractor in the USA. We don’t just paint walls; we execute complex restoration projects for Airports, Hospitals, Stadiums, and Class-A Office Towers across all 50 states.

The RSP Difference: Light & Longevity

  • Maximize Light Reflectivity: A painted white ceiling reflects up to 85% of available light. We turn dungeon-like garages into bright, secure spaces, reducing the need for expensive lighting upgrades.

  • Asset Protection: Concrete is porous. Salt, oil, and carbon monoxide exhaust destroy rebar (a process called “concrete cancer”). Our coatings seal the concrete, stopping corrosion before it starts.

  • Live Garage Logistics: We are experts in Phased Scheduling. We work zone-by-zone, keeping 80-90% of your garage open for parking while we restore the rest.

Comprehensive Garage Restoration Services

We provide a turnkey solution for the entire structure—from the top deck to the basement level.

1. Interior Painting (Ceilings, Beams & Columns)

  • Overhead Spraying: We use industrial airless sprayers to apply “Dryfall” or High-Build Acrylics to waffle slabs, T-beams, and pipes. This instantly brightens the space and hides industrial clutter.

  • Column Safety: We paint columns in high-visibility “Safety Yellow” or color-code them by floor (e.g., Level 1 Blue, Level 2 Green) to assist with wayfinding.

2. Traffic Bearing Deck Coatings (Waterproofing)

The deck is the roof of the car below it.

  • Urethane Systems: We install multi-layer Urethane Traffic Coating systems that are flexible, waterproof, and slip-resistant. These prevent water from seeping through cracks and rusting the structural rebar.

  • Epoxy Systems: For lower decks with no thermal movement, we apply rigid epoxy systems that withstand heavy tire friction.

3. Wayfinding & Graphics

Stop the confusion.

  • Super-Graphics: We paint large-scale level numbers, directional arrows, and “Exit” graphics directly on walls and pillars to improve traffic flow.

  • Color Coding: We create visual zones (e.g., “The Red Zone”) to help guests remember where they parked.

4. Structural Repair & Maintenance

  • Expansion Joint Sealing: We cut out and replace failed urethane sealants in expansion joints—the #1 source of leaks in parking structures.

  • Concrete Repair: We patch spalled concrete and treat exposed rebar with zinc-rich corrosion inhibitors prior to painting.

The Process: Industrial Surface Prep

You cannot paint over exhaust soot and tire grease.

  1. High-Pressure Washing: We use 4,000 PSI hot-water pressure washers and heavy-duty degreasers to remove decades of carbon buildup and road salts.

  2. Shot Blasting: For floor coatings, we mechanically profile the concrete (CSP-3 or CSP-4) using steel shot to ensure the new coating bonds permanently.

  3. Masking: We protect fire sprinklers, lighting fixtures, and parked cars in adjacent zones from overspray.

Frequently Asked Questions

Q: Will painting the ceiling really make it brighter? A: Yes, significantly. A dirty concrete ceiling absorbs light. A white ceiling reflects it. Many clients find they can delay LED lighting retrofits simply by painting the structure white.

Q: Can you work while the garage is open? A: Yes. We never close the whole garage. We block off approximately 50-100 spaces at a time, complete the work, and re-open that section before moving to the next.

Q: How long do traffic coatings last? A: A properly installed Urethane Traffic Coating typically lasts 5-10 years depending on traffic volume and snow plow usage. We offer maintenance coats to extend this lifespan.