Restore Color, Block Damage, and Add Years to Your Asphalt
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Sealcoating adds a protective layer over existing asphalt. It helps keep water, sun, and everyday wear from breaking the surface down as quickly.
Sealcoating is routine maintenance, not a repair. Applied on sound pavement, it helps protect what’s already there and keep it looking better for longer.
Sealcoating is a protective liquid coating applied over existing asphalt. It’s typically made from refined coal tar or asphalt emulsion, mixed with water, fillers, and additives that help it bond, dry, and stand up to weather. Once it cures, it forms a thin barrier over the pavement.
On sound asphalt it’s one of the simplest ways to protect what you have, improve the look, and get more years out of the surface.
Every job starts with a walkthrough of the lot. From there, we’ll tell you whether sealcoating is enough or if crack and asphalt repairs should come first. You’ll get clear options, so you can choose the work that protects the pavement and still fits your budget.
Done right, sealcoating darkens the pavement, helps protect it from water, sun, and wear, and stretches the life of the lot without the cost of replacement. We’ll keep the plan practical, the pricing clear, and the finished surface looking like it was worth doing.
A quality sealcoat usually lasts about 2 to 4 years, depending on traffic, weather, and how well the pavement was prepped. Regular maintenance helps it last longer and delays more expensive repairs.
Sealcoating protects asphalt that is still in good condition. Asphalt repair fixes damaged areas like potholes, broken edges, or failed pavement. They are separate services. We inspect first and recommend sealcoating, repairs, or both.
Most lots need about 24 hours before light traffic, and sometimes longer in cool or humid weather. We’ll barricade the area and tell you exactly when it’s safe to reopen.
Warm, dry weather is best. The season is usually late spring through early fall. The coating needs the right temperature and dry conditions to cure properly. We’ll schedule around the forecast so the job sets the way it should.
Small hairline cracks can sometimes be coated over, but wider cracks should be filled first. Sealcoating is a surface treatment, not a crack repair. We’ll inspect the lot and tell you what should be done before coating.
The surface needs to be clean, dry, and structurally sound. That usually means sweeping or blowing off debris, treating oil spots, and completing any approved crack or asphalt repair first. Good prep is what helps the coating bond and last.
Sealcoating is a protective liquid coating applied over existing asphalt. It’s typically made from coal tar or asphalt emulsion, mixed with water, fillers, and additives that help it bond and wear well. Once it cures, it forms a thin barrier that helps protect the pavement and restore a darker, more even look.
We are proud to be a part of numerous successful projects by providing the best quality parking lot maintenance solutions to our clients.
Getting started is simple just tell us what’s going on with your parking lot, and we’ll work with you to find the right solutions.
Call or email us to discuss your parking lot’s maintenance plan, or better yet, fill in your details, and we’ll be there to inspect your property right away!
After a thorough inspection of your parking lot’s condition, we draw up an accurate and market-competitive quote to help you budget your project.
After the contract is signed, we promptly begin scheduling the work to renew your parking lot’s strength, appearance, and safety!
We serve commercial properties throughout the Greater Seattle area, with a main focus on Seattle, Bellevue, Tacoma, Everett, and Federal Way. Our regular coverage generally extends from Burlington to Olympia and east through Bellevue toward Snoqualmie. For larger projects, we may be able to travel beyond this area.
Not sure whether your property is within our service area? Contact us with the location and project details.
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