diff --git a/pipenv/patched/dotenv/main.py b/pipenv/patched/dotenv/main.py
index ba150270..59f05174 100644
--- a/pipenv/patched/dotenv/main.py
+++ b/pipenv/patched/dotenv/main.py
@@ -97,16 +97,10 @@ def dotenv_values(dotenv_path):
 
 def parse_dotenv(dotenv_path):
     with open(dotenv_path) as f:
-        for line in f:
-            line = line.strip()
-            if not line or line.startswith('#') or '=' not in line:
-                continue
-            k, v = line.split('=', 1)
-            # Remove any leading and trailing spaces in key, value
-            k, v = k.strip(), v.strip()
-
+        for k, v in re.findall('^\s*(\w*)\s*=\s*("[^"]*"|[^\s]*)\s*$', f.read(), flags=re.MULTILINE):
             if len(v) > 0:
                 quoted = v[0] == v[len(v) - 1] in ['"', "'"]
+
                 if quoted:
                     v = decode_escaped(v[1:-1])