Sealcoating is always a 6 Step Process for Commercial Applications:

Step 1: Cleaning the parking lot of all dirt and debris using power blowers. This part of the sealcoating process is extremely important and must be performed to the highest of standards. Sealcoating will not stick to dirt or debris left on the parking lot. It is possible that we will recommend that the parking lot, or areas of the parking lot be powerwashed if there is an excess of dirt that cannot be removed by the blowers alone.

Step 2: Crackfilling: During the cleaning process, we also clean out the cracks of any grass or dirt in preparation for the crackfiller. We will then fill the cracks using a hot, rubberized crackfiller.

Step 3: Sealcoating Cut-In: This is the process where we do use brushes to ‘cut-in’ the sealer around concrete curbs, sidewalks, buildings, landscaping, etc as to provide a clean, neat job. Some companies will neglect to do this neatly, leaving sealer on your concrete curbs and/or sidewalks. This is a crucial part of the sealing process and will have an effect on the overall look of the job.

Step 4: First Coat of Sealcoating: Using mechanical sprayers, we will cover the entire parking lot with a layer of black, asphalt sealer. We take the time to provide you with a nice even coat, making sure to evenly cover every square inch of the parking lot. We do not cut corners, and we give you the thickness that the sealcoating should be when done. We will coat the entire parking lot, leaving time for the sealer to dry and start to cure properly before adding the second coat. (*See Note below)

Step 5: 2nd Coat of Sealcoating: This process is the same as the first coat of sealcoating. It is also evenly applied, and will provide the final look of the surface.

Step 6: Linepainting: After the second coat is allowed to dry, we will repaint all of the lines, handicap stalls, hash marks, arrows, fire lanes, etc to the existing layout. Changes can be made before the linepainting is done if you wish to add or redo the lines.

*Note: Small asphalt sealing contractors will boast that hand brushing the sealant is the best method to ensure maximum protection for you hardscaping. However, nothing could be farther from the truth.

  • Brushing sealers onto asphalt is messy. The coverage is uneven, and it results in brush marks across the blacktop, like the lines you see in your yard when the grass is cut in opposite directions.
  • Hand brushing sealers onto the asphalt also invariably results in heavier sealcoating, which is not as beneficial as you might be inclined to believe. Thicker sealcoats take much longer to cure and often cure unevenly. Sealer that is too thick will shrink, and crack.
  • A contractor will hand brush sealer on larger lots usually because they may not have the spray equipment to spray it on. The spray equipment is expensive, and requires a lot of up-keep and maintenance to perform properly.