Sealcoating
Sealcoat protects asphalt from UV, oxidation and fluids, and gives the whole property a clean, finished look.
Sealcoating for commercial properties
Southern California sun breaks down asphalt binder, which is why lots turn gray and brittle. Sealcoating puts a protective layer back on the surface and is one of the least expensive ways to extend pavement life when it's done on a regular schedule.
Prep is what makes sealcoat last: cleaning, treating oil spots, and sealing cracks first. We phase the work so parts of the lot stay open, and we restripe afterward so your layout is crisp on the new surface.
What's included
- Surface cleaning and oil-spot treatment
- Crack sealing before coating
- Commercial-grade sealer application
- Phased closures to keep the property open
- Restriping after cure
Signs it's time.
Any of these on your property? We'll inspect it for free and tell you what it needs, and what can wait.
- Faded, gray or chalky asphalt
- Loose stones on the surface
- Oil and fuel stains
- Fine surface cracking
Common questions.
How often should a parking lot be sealcoated?
Pavement Enforcement generally recommends sealcoating commercial asphalt every two to four years, depending on traffic, sun exposure and the condition of the surface. Lots in full Southern California sun and lots with heavy truck traffic usually need it on the shorter end of that range.
How long does sealcoat take to dry?
Sealcoat typically needs several hours before foot traffic and about a day before vehicle traffic, depending on temperature, sun and humidity. Pavement Enforcement phases sealcoating so parts of the property stay open while other sections cure.
Can you schedule work around tenants and business operations?
Yes. Pavement Enforcement phases commercial work so properties stay accessible, coordinating traffic flow, parking access, deliveries and scheduling to keep disruption to tenants, customers and employees to a minimum.
Report Your Lot.
Request an Inspection.
Tell us what needs attention. We'll review the property, document the problem areas, and provide a clear scope with repair options and pricing.