MAINTENANCE
Commercial asphalt sealcoating.
Potholes patched, cracks sealed, lots sealcoated and striped straight, including ADA layouts.
THE SHORT VERSION
What commercial asphalt sealcoating does
Commercial asphalt sealcoating is protection, not repair. Applied to structurally sound pavement, it shields asphalt from oxidation, UV, water, and oil, and it can stretch a lot's life from around 10 years toward 25 or 30.
The program is simple: two thin coats in warm dry weather, cracks filled first, fresh striping after, repeated every two to three years. What sealcoating can't do is fix a failing lot. Alligator cracking and base failures need repair first; coating over them is paint on a problem.
AT A GLANCE
Asphalt maintenance by the numbers
$0.14-0.25
SEALCOAT / SQ FT
Typical 2026 commercial range for sealcoating alone on sound pavement.
$0.65-0.90
BUNDLED / SQ FT
Sealcoat, crack filling, and striping priced together, the usual full-service package.
2-3 yrs
REAPPLY CYCLE
The standard cadence that keeps the protection ahead of the weather.
2 coats
DONE RIGHT
Two thin coats in warm, dry weather outlast one thick one, every time.
KNOW THE LIMITS
When not to sealcoat a parking lot
Sealcoating hides nothing for long. Alligator cracking, potholes, and base failures telegraph straight through, and coating them wastes the money twice: once on the coat, again on the repair it delayed.
A good vendor walks the lot first and tells you what needs repair before anything gets sprayed. If the quote skips the walk, skip the quote.
THE FINISH
Parking lot striping and ADA compliance
Striping is the part everyone sees: crisp lines, legible arrows, and accessible spaces marked to code. ADA counts, sizes, and signage aren't suggestions; they're the difference between a compliant lot and a complaint.
Restriping after sealcoat is standard. Restriping alone refreshes a tired lot for the smallest line item in the pavement budget.
Lot graying out or lines fading?
Send the square footage or the address. The full package prices by the foot.
QUESTIONS
Straight answers.
How much does sealcoating cost?
Commercial sealcoating typically runs $0.14 to $0.25 per square foot in 2026, with the full bundle of sealcoat, crack fill, and striping landing around $0.65 to $0.90.
How often should a lot be sealcoated?
Every two to three years on sound pavement. More often wastes material; less often lets oxidation and water get ahead of the protection.
Can you sealcoat over cracks?
Hairline cracks get filled first, then coated. Structural failures like alligatored areas need repair before any coating; sealer is protection, not repair.
How long is the lot closed?
Sealcoat needs dry cure time, so lots phase in sections: half open, half curing. A typical section reopens within 24 hours, weather permitting.
GET STARTED
Get the lot priced.
Tell us the lot's size and what it looks like. Sealcoating, crack fill, and striping come back priced by the square foot.