Every proposal clearly identifies which surface-preparation, crack-repair, sealcoating, and striping items are included in the scope. We prepare the pavement based on its condition and explain any repairs that should be completed before sealer is applied.
What sealcoating does
Sealcoating places a protective coating over suitable asphalt pavement. Depending on the product and the pavement condition, it can help reduce surface oxidation and water penetration, resist certain petroleum spills, and restore a more uniform dark appearance.
As asphalt ages, oxidation makes the binder stiffer and more brittle, and that process is fastest at the pavement surface where the material is most exposed to sunlight and weather. A surface treatment can help slow that exposure.
Preparation matters
Sealcoat may bond poorly or wear prematurely when it is applied over dirt, loose material, untreated stains, or unsuitable pavement. The proposal will identify the cleaning, crack treatment, surface preparation, and repairs included for the property.
Crack repair
Suitable cracks should be treated to reduce water entering the pavement layers. Moisture, traffic, and temperature changes can enlarge pavement damage over time. Treating suitable cracks before they grow is generally less costly than repairing larger pavement failures later.
The proposal will identify which cracks appear suitable for sealing, the preparation required, and the material proposed. Recurring or interconnected cracking may indicate a deeper pavement or base problem, and we will say so if that is what the pattern suggests.
When sealcoating makes sense
Sealcoating is most useful while asphalt remains structurally sound and is showing surface aging. It is preventive maintenance rather than a structural repair, and it will not correct widespread base failure, major depressions, or severe interconnected cracking.
Sealcoating is generally most useful after the surface begins to show aging but before deterioration requires more extensive repair. New pavement generally should not be sealed immediately. We will recommend sealcoating only when the surface condition and product requirements support it.
Sealcoating applies only to asphalt
Asphalt sealcoating is not applied to concrete or paver surfaces. Those materials require different products and repair methods, although BetterLot may still be able to assist with pavement markings. We will identify the surface before preparing a quote.
Scheduling and reopening
Project duration and phasing depend on the lot, access requirements, weather, and crew availability. We will review the property's operating needs and provide a proposed schedule before work begins.
Sealcoat usually requires a longer closure than traffic paint. The actual reopening time depends on the product, pavement temperature, humidity, sunlight, wind, and weather, and is confirmed together with the schedule.
Industrial and other business surfaces
Looking to seal or repair a business location? We handle:
- Industrial drives and truck courts
- Office and corporate campuses
- Restaurant parking lots
- Hotel parking lots and drives
- Hospital campuses, drives, and parking lots
- Retail centers and strip malls
- Churches and places of worship
- Government buildings and local parks
If you have a business surface that needs sealing or repairs, let us know.
Request a free quote
Send us the property address and a few details. We will review the lot and provide a written scope and price.