Gray, dried-out asphalt is asphalt that's breaking down. Sun, water, salt, and oil drips pull it apart a little more every season until cracks turn into potholes and you're pricing a full repave. Sealcoating slows that down for a fraction of the cost. We handle it for commercial lots across Oakland, Wayne, and Macomb County.
One quote and one schedule for sealcoating, crack filling, and restriping.
Asphalt is held together by a binder that dries out over time. UV light oxidizes it, water seeps in, and every Michigan winter the freeze-thaw cycle widens small cracks. Road salt and leaking oil speed the whole process up.
Sealcoat is a protective layer that covers the surface and shields that binder. It blocks water and chemicals, slows oxidation, and restores the deep black look of newer pavement. On a lot that's still structurally sound, regular sealcoating is one of the cheapest ways to push back the cost of resurfacing.
Most commercial lots benefit from sealcoating every two to three years, depending on traffic and condition.
Potholes are patched and cracks are filled first. Sealcoat doesn't fix structural damage.
The surface is cleared of debris, and oil spots are treated so the coating bonds.
Sealcoat goes down, and the lot stays closed while it cures, usually about a day.
Sealcoat covers old lines, so fresh striping goes down on the new black surface.
Sealcoating, crack filling, patching, and striping have to happen in the right order, on the right days, with the right cure time between them. When different contractors handle each step, you end up coordinating the gaps yourself.
We quote and schedule all of it together, with one point of contact from start to final walkthrough. You know what's happening, when your lot closes, and when it reopens. For multi-building properties, we can seal in phases so part of the lot stays open.
Usually about 24 hours before vehicles can drive on it, sometimes longer in cool or humid weather. Foot traffic can often return sooner. We plan closures with you ahead of time.
Sealcoat needs dry weather and temperatures generally above 50 degrees, so the season runs from late spring into early fall. Fall and spring slots fill quickly.
Cracks and potholes need to be repaired first. If the asphalt is failing across large areas, sealcoating won't save it, and we'll tell you that honestly.
Yes. Sealcoat covers existing lines. Restriping right after is also the best time to fix layout or ADA issues.
Striping, sealcoating, patching, ADA layouts: get a straight quote from a crew that handles all of it.
