What it is
Seal coating and slurry seal are protective surface treatments applied to asphalt to slow oxidation, block water intrusion, resist oil and gas drips, and give the lot that fresh jet-black look that tells tenants a property is maintained.
Seal coat is a coal-tar or asphalt-emulsion coating applied by squeegee or spray for parking lots and driveways. Slurry seal adds fine aggregate and is more durable for higher-traffic surfaces like private roads and HOA streets. We recommend the right product for your traffic and surface age — not the one with the biggest markup.
Our process
- 1Full lot survey to confirm the surface can actually accept seal — a failing lot can't be sealed into shape.
- 2Crack sealing and small patches performed first (seal coat is not a repair, it's a topcoat).
- 3Deep clean: power broom, blowers, and oil-spot primer.
- 4Two spray or squeegee coats with proper cure time between.
- 5Fresh striping, stenciling, wheel stops, and ADA symbols re-applied.
- 624–48 hour cure window, phased so the property keeps operating.
When your property needs it
If your asphalt is turning gray, showing surface cracking, or aggregate is starting to show — it's ready. Most commercial lots benefit from seal coating every 2–3 years. Skipping seal coat is the single biggest reason parking lots need a full repave 8 years early.
What's included
- Crack seal & prep prior to seal coat
- Power sweep and cleaning
- Oil-spot primer for gas/oil stains
- Two-coat asphalt emulsion or coal-tar seal
- Slurry seal for HOA streets & heavier use
- Re-striping & stenciling included
- Phased scheduling for tenants
- 24–48 hr cure guidance