Commercial Sealcoating
Protect the surface investment with a planned sealcoat cycle — not a one-off cosmetic pass.
03 / Service
← View all servicesCommercial Sealcoating Programs for Multi-Property Portfolios
Sealcoating is the maintenance backbone of a long-life commercial lot. A planned cycle protects asphalt from UV oxidation, moisture intrusion, and fuel and oil exposure — the three things that age pavement fastest. We run it as a program, not a one-off, with documented site conditions and scheduled returns.
Our Process
Step-by-step,
self-performed.
- 01
Site Prep
Blow off debris, scrape oil spots, treat with primer, and mask edges, drains, and storefronts.
- 02
Crack Fill
Hot-pour rubberized sealant in active cracks first — sealcoat alone does not bridge cracks.
- 03
First Coat
Spray or squeegee application of coal-tar or asphalt-emulsion sealer at manufacturer-spec rate.
- 04
Second Coat
Cross-direction second coat for uniform coverage and full surface protection.
- 05
Cure & Restripe
Closed cure window, then restripe ADA, fire lanes, and directional markings cleanly.
Materials & Equipment
What we run
- Refined coal-tar sealer (premium UV + fuel resistance)
- Asphalt-emulsion sealer (low-VOC alternative)
- Sand and polymer additives for traction and durability
- Hot-pour rubberized crack sealant (pre-seal)
- High-durability traffic paint with reflective glass beads
When It's Needed
Signs to look for
- Surface has turned gray and dry — UV damage is active
- Lot has not been sealed in 2–3 years
- Oil and fuel stains are softening pockets of asphalt
- Property maintenance plan requires documented cycle service
- Lot has just been overlaid and needs first-year protection (after cure)
Problems It Solves
What it fixes
- UV oxidation drying out and graying the surface
- Water intrusion through micro-cracks accelerating base failure
- Fuel and oil softening localized pavement
- Faded striping and lost ADA compliance
FAQ
Straight answers.
How often should a commercial lot be sealcoated?
Every 2–3 years for high-traffic commercial. Annual reseal is rarely warranted and often wasted spend.
Coal-tar or asphalt emulsion?
Coal-tar has stronger UV and fuel resistance and typically lasts longer. Asphalt emulsion has lower VOCs and is required in some jurisdictions. We recommend per site.
How long is the lot closed?
Typically 24 hours for cure before reopening to traffic — striping cures in another few hours. We phase larger lots to keep the business operating.
Get a Quote
Ready to scope
your sealcoating project?
Property managers, GCs, and commercial owners — get a real, walked, written estimate from the crew that will actually do the work.