A commercial sealcoat job goes in this order: clean the lot, treat oil spots, fill cracks, apply sealer in sections when the pavement and air are at least 50°F and rising, give each coat time to dry, keep traffic off each section for 24 hours after the final coat, then restripe. Splitting the lot into sections keeps part of it open the whole time.
Why lots wear out faster than driveways
A parking lot takes thousands of turning tires, delivery trucks, dumpster trucks, plows and salt every winter. Rochester averages about 102 inches of snow a year, with roughly 27 inches in January alone (National Weather Service normals for 1991 to 2020). That means months of plows, shovels, road salt, and water that melts in the afternoon and refreezes overnight. Oil and coolant drip in the same stalls every day and soften the asphalt. Sealcoating protects the surface from water, salt and oil, and it is far less expensive than letting a lot go until it needs milling and repaving.
How we sealcoat a lot
- Walk the lot and plan phasesWe map out sections and an order of work so entrances, accessible spaces and the busiest stalls are open when you need them. Weekend, early morning or after-hours scheduling is available for businesses that cannot close.
- Clean thoroughlyLots collect sand, debris and grass along curbs. Everything is blown and scraped off, because sealer will not bond to dirt.
- Treat oil spotsOil-soaked stalls are cleaned and primed so the sealer bonds there too.
- Fill cracksCracks are filled with hot rubberized crack sealant first. See crack filling.
- Apply sealer in coatsSealer is applied by squeegee or spray. Each coat dries thoroughly before the next goes on.
- Barricade and reopenEach section stays closed for 24 hours after its final coat, then reopens while the next section is done.
- RestripeSealer covers the old lines, so stalls, accessible spaces, arrows and fire lanes are repainted. See line striping.
When sealcoating is not enough
Sealer protects sound pavement. It will not fix a lot that is alligator cracked, rutted or holding water. Those areas need cut-out patches, and a lot with widespread failure is usually a candidate for milling and a new asphalt layer. Our asphalt paving page explains mill and overlay.
Who we sealcoat for
- Retail and office lots
- Churches and schools
- Apartment complexes and HOA lots
- Private roads and shared drives
- Industrial yards and loading areas
Common questions
Can our parking lot stay open while it is sealcoated?
Usually yes. We divide the lot into sections and seal them one at a time, so part of the lot is always open. Each section needs 24 hours after its final coat before traffic returns.
Do the lines need to be repainted after sealcoating?
Yes. Sealer covers the existing striping, so the lot is restriped once the sealer has dried. It is the best time to fix stall layouts that never worked.
What temperature do you need to sealcoat?
The manufacturer guidance we follow requires pavement and air at least 50°F and rising, and no drop below 50°F for the next 24 hours.
Should cracks be filled before sealcoating?
Always. Sealer is too thin to fill cracks. They are filled with hot rubberized sealant first so water stays out of the base.
Related services
- Driveway Paving: New asphalt driveways built on a real base, graded to drain away from your house.
- Driveway Replacement: Tear-out and repave when cracking, sinking or crumbling is past repair.
- Driveway Sealing: Sealcoating that protects asphalt from water, salt and sun, applied in the right weather.
- Asphalt Paving: Parking lots, private roads and commercial paving, including mill and overlay.