Parking Lot Sealcoating

Parking lot sealcoating is worth it on a sound parking lot, because it reduces the need for costly repairs, replacements or restorations later. It can't fix pavement that has already failed, so our inspection checks whether your parking lot is ready before we price it.

The written parking lot sealcoating quote is a written scope with itemized pricing, typically sent within 48 hours of the visit, so you can see what each part of the job costs before any work starts.

We prepare the surface for parking lot sealcoating by removing dirt, debris and loose material with power blowers, treating oil stains with primer and edging along curbs and structures, because the sealant needs a clean surface to bond to.

Standing water and drainage issues are checked during our inspection, and major damage is dealt with before the sealcoat goes on. The written scope tells you what your parking lot needs.

Crack sealing fills individual cracks to keep water out of the pavement, while sealcoating covers the whole surface with a protective barrier. Our sealcoating jobs include both.

• Parking Lot Crack Sealing

  Crack sealing on its own has its own page: parking lot crack sealing.

We apply two industry-approved sealcoating materials, coal tar emulsion and asphalt emulsion, and recommend one for your parking lot after the inspection.

We apply two coats because the first soaks into the asphalt to restore the binder and the second builds the protective surface film.

Our truck-mounted systems use heated tanks and calibrated spray bars. We add sand for traction, with more on drive lanes and access roads where vehicles brake and turn.

Traffic can return once the sealcoat has cured, which typically takes 24 to 48 hours depending on the weather. Keep the surface dry and traffic-free until it has cured.

Weather decides whether the sealcoat can go down, so we check the forecast before every job and move the date rather than apply in the wrong conditions.

We restripe the parking lines once the sealcoat has cured, in traffic-grade latex paint, and then walk the finished parking lot with you.

• Parking Lot Striping

  Planning layout or accessible-parking changes? See parking lot striping and ADA layout.

At the final walkthrough we set the date for your next sealcoating and give you recommendations for future maintenance, based on the condition of your parking lot.

• Parking Lot Maintenance

  To plan sealcoating with crack sealing, repairs and striping over several years, see our parking lot maintenance program.

Parking lot sealcoating is a protective coat sprayed over the asphalt surface in two coats, to protect the pavement and help extend its life.

It's a preventive treatment that also brings back the parking lot's dark finish. It doesn't repair potholes or large cracks, so the inspection comes first.

You may also see it called seal coating, asphalt sealing, pavement sealing or blacktop sealing.