Service
Parking Lot Sealcoating
Protective sealer that shields asphalt from UV, water, and chemical damage — the cheapest way to extend pavement life.
Sealcoating is the highest-return maintenance you can do on an asphalt lot. It costs a fraction of resurfacing and, applied on schedule, meaningfully delays the point at which resurfacing becomes necessary.
Asphalt fails from the top down. UV oxidizes the binder, making the surface brittle; water then works into the cracks that brittleness creates, and freeze-thaw or subgrade saturation does the rest. Sealer interrupts that first step.
Crack filling comes first
Sealcoating over open cracks accomplishes very little. Cracks get routed and filled before sealer goes down — otherwise you have sealed everything except the places water actually enters.
How often
Most commercial lots benefit from sealcoating every two to three years, though traffic volume, sun exposure, and the condition of the existing surface all move that number. We would rather tell you a lot does not need sealing yet than sell you a service you do not need.
Common questions
How often should a parking lot be sealcoated?
Most commercial lots benefit from sealcoating every two to three years. Traffic volume, sun exposure and the current condition of the surface all move that figure, so treat it as a starting point rather than a rule. If a lot does not need sealing yet, we will tell you.
What is the difference between crack sealing and sealcoating?
They solve different problems. Crack sealing fills individual cracks so water cannot reach the base. Sealcoating applies a thin protective layer across the whole surface to slow UV oxidation. Sealcoating over open cracks accomplishes very little, so crack sealing is done first.
How much life does sealcoating actually add?
Applied on schedule as part of a wider maintenance routine — including repairing minor cracks as they appear — sealcoating meaningfully extends the service life of a lot. The mechanism is simple: asphalt fails from the top down as UV oxidises the binder, and sealer interrupts that first step.
Does the sealer mix matter?
Considerably. The two common types are coal tar and asphalt emulsion, mixed with fillers, water, emulsifying agents and additives depending on the application. The mix design and the application rate affect the outcome far more than the brand on the drum.
Request received
Thanks — we've got it. One of our estimators will be in touch within one business day. If it's urgent, call 954-210-7481.
Want a number you can put in a budget?
We will assess the property and send a written scope and price. No obligation.