Commercial Sealcoating

SAVE THOUSANDS AND PROTECT YOUR VALUABLE PARKING LOT OR PAVEMENT INVESTMENT BY MAINTAINING It WITH SEALCOATING

What Is Sealcoating & Why It Matters

Your asphalt pavement is one of your property’s most important assets — and one of the most expensive to replace. Commercial sealcoating is the proven way to protect that investment, enhance curb appeal, and keep your surfaces safe and functional for years to come. From busy parking lots to high-traffic roadways, U.S. Pavement delivers precise, professional results that stand up to local wear and weather.

Understanding Sealcoating

Sealcoating is the process of applying a protective coating to asphalt surfaces to safeguard against damage caused by water, UV rays, chemicals, and daily wear. By shielding the surface from harmful elements, it slows down its natural aging process.

Commercial sealcoating services are an essential component of parking lot maintenance. Whether it’s a retail center, office complex, or industrial facility, a properly sealed surface reduces maintenance costs and extends the life of your asphalt.

How Sealcoating Works

The process involves several steps:

Surface Cleaning – Removing dirt, debris, and stains to ensure the sealant bonds correctly.
Crack Repair – Filling minor cracks to prevent water infiltration.
Sealant Application – Applying an even coat using high-grade sealant materials.
Curing Time – Allowing the coating to set for optimal durability before reopening to traffic.

The Science Behind It

The sealant itself is designed to block penetration from water, oils, and chemicals while resisting the effects of sun exposure. Most commercial asphalt sealcoating projects use one of two main formulas:

Coal Tar Sealant – Highly resistant to fuel and oil stains, ideal for high-traffic commercial areas.
Asphalt Emulsion – Lower odor and more eco-friendly, with strong weather resistance.

Both provide a weatherproof barrier that helps asphalt withstand freeze-thaw cycles, snowplow scraping, and heavy use.

How Do I Know If I Need Sealcoating?

What is the most cost effective time cycle for performing pavement maintenance? The answer depends on the local climate, age and condition of the asphalt surface. For that reason, we provide our customers with a free periodic inspection of their parking surfaces and assist them in establishing a schedule and budget for necessary pavement service and repair.

Asphalt parking lots are an important portion of the property’s value. Our proven technique and quality sealcoat materials provides outstanding resistance to water seepage, petroleum spills, oxidation from the sun, and other damaging elements.

Top Reasons to Sealcoat

Extends Pavement Life

By sealing the surface, you prevent oxidation and slow down the breakdown of asphalt binders. This means fewer cracks, potholes, and costly repairs over time.

Protects Against Harsh Winters

Winter can be brutal on asphalt. Sealcoating shields your pavement from freeze-thaw cycle damage and prevents water from seeping in and expanding when frozen.

Curb Appeal

Customers’ and tenants’ first impression of your property is the parking lot. Sealcoating with our proven process ensures a positive first impression by enhancing the appearance of your property.

Save Money

An independent study, by the Pavement Coatings Technology Center at the University of Nevada at Reno, showed conclusively that maintaining asphalt with sealcoat every three years saves an average of $15.25 per square yard or $152,500 for an average commercial parking lot over 15 years.

This equates to a 48% savings over the cost of an unmaintained parking lot. With oil prices less stable today, these savings are often even higher.

The Sealcoating Process

Sealcoating is a preventive maintenance technique that minimizes repair expenses and prolongs your pavement’s life. Here’s our standard approach for each sealcoat service:

Prepare

We remove debris and other obstructions from the surface so the sealcoat applies correctly and repair cracks, potholes, and other damage if needed.

Edge and Tape

We block off areas that don’t need to be treated.

Apply the Sealcoat

We spray or squeegee the coal-tar-based or asphalt-based sealcoat material onto the pavement.

Coat Application

We apply a final sealant layer so the sealcoat maintains its integrity and doesn’t get damaged.

Dry & Cure

The sealcoat dries for 12 to 36 hours.

Striping and Markings

We apply all necessary line striping and other pavement markings.

Sealcoating Costs & What to Expect

Factors Affecting Price

Project Size

Larger lots require more material and labor.

Surface Condition

Cracks, potholes, and oil spots may need repair before sealing.

Preparation Needs

Extensive cleaning or line striping adjustments can affect pricing

Sealant Type

There may be different costs associated with coal tar vs. asphalt emulsion.

Free Estimates

We make budgeting easy. Our team offers free on-site assessments to evaluate your pavement’s condition, recommend the right sealant, and provide a detailed proposal. Call us or fill out our quick online form to get started.

View Our Commercial Sealcoating Work

Sealcoating Overview Videos

Watch U.S. Pavement Services, Inc. in-house sealcoating crews in action. See unique perspectives and footage for sealcoating, crack sealing, and line striping. For more information about our parking lot services, please call 1-800-PAVEMENT.

MAINTAINING PARKING LOTS WITH SEALCOAT

Download our maintaining parking lots with sealcoat – benefits guide below

COMMERCIAL SERVICES BROCHURE

Download our commercial services overview & capabilities brochure

SEALCOATING OVERVIEW VIDEO

Watch U.S. Pavement sealcoating crews in action – part of our Asphalt Maintenance Service overview videos

RELATED SEALCOATING NEWS

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Reactive Maintenance

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Our Service Areas

The Nation’s Leading Pavement & Concrete Service Provider

Offering national coverage under one management team and one brand, you’re guaranteed unparalleled service. As part of a partner community under the Pave America brand, you can find top-tier pavement and asphalt repairs and maintenance across the United States.

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FAQ: Infrared Asphalt Repair

Browse through some of the most frequently asked questions regarding infrared asphalt repair below.

How Often Should I Sealcoat My Asphalt in MA?

We recommend sealcoating every 2–3 years, depending on traffic levels and weather exposure.

Will Sealcoating Fix Cracks?

It can fill small hairline cracks, but larger cracks or potholes require patching before sealing.

Can Sealcoating Be Done in Rain?

No. Sealcoating requires dry conditions and moderate temperatures for proper curing.

When Can I Drive On My Pavement Again?

Most projects allow vehicle traffic after 24–48 hours, depending on weather conditions.

What Surfaces Can Be Sealcoated?

We service parking lots, roadways, and other commercial asphalt surfaces.