Protect Your Asphalt. Double Its Lifespan. Reopen By Morning.
Commercial-grade sealcoating that locks out water, oil and UV before they wreck your pavement, applied fast and phased around your operation, so your lot is sealed and open before your tenants pull in.
Free on-site assessment · Itemized quote · No obligation
Unsealed Asphalt Doesn’t Wait. It Fails.
The day asphalt is laid, it starts breaking down. Sun, water and traffic strip the binder, fade the surface to gray, and open the door to cracks, then potholes, then a full repave. Sealcoating is the cheap insurance that stops the clock.
UV & Oxidation
Sunlight burns the asphalt binder out of the surface, fading it gray and brittle. A fresh seal restores the deep black and shields against UV breakdown.
Water & Freeze-Thaw
Northeast winters drive water into the pavement, then freeze and expand it. Sealcoat is the waterproof barrier that keeps that cycle from splitting your lot apart.
Oil, Gas & Ravelling
Dripped fuel and oil dissolve unprotected asphalt; loose aggregate ravels away under tires. Sealcoat resists chemicals and locks the surface together.
A Deep-Black, Commercial-Grade Seal, Applied Right
We don’t thin our material to stretch a gallon. Every lot gets a true commercial-grade sealer, applied at the correct coverage rate by crews who do this every night across the Northeast. And we don’t leave until the edges, islands and entrances are as clean as the open lanes.
Commercial-Grade Material
Proper sealer at the manufacturer-spec coverage rate, never watered down to cut corners.
Crisp, Protected Edges
Hand-cut edging around curbs, islands and buildings, plus full coverage in the spots cheap crews skip.
Fast, Phased Cure
We section the lot so traffic keeps flowing. Most lots seal overnight and reopen by morning.
Restriped To Match
Fresh, high-visibility striping and stencils go back down crisp once the seal cures. One crew, start to finish.
One crew. Start to finish.
How We Seal Your Lot
Clean & Prep
Power-blow and sweep the entire surface, scrub oil spots, and kill vegetation in the cracks. Sealcoat only bonds to a clean lot.
Crack Fill & Repairs
Hot-rubber crack fill and any patching go in first, so the seal goes over a sound surface, not over the next failure.
Apply The Sealcoat
Spray-and-squeegee application at spec coverage, cut clean to every edge, phased so your lot never fully closes.
Cure & Restripe
We protect the cure, then lay down fresh striping, ADA stencils and fire lanes. And walk it with you before we leave.
Same Lot. Drag To See The Difference.
From faded and failing to deep-black and like-new. (Representative result.)
Before
After
Sealcoating FAQ
How often should a commercial lot be sealcoated?
For most Northeast commercial lots, every 2–3 years. High-traffic entrances and drive lanes wear faster than parking stalls, so we assess each lot and recommend only what it actually needs. We will not push an annual seal you do not require.
How long does the lot have to stay closed?
We phase the work so your lot never fully closes. Sealed sections typically need to cure 24 hours before traffic, so we schedule overnight and weekend work. Most lots are sealed and back open by morning.
Do you fix cracks before sealing?
Yes. Sealcoat is a surface protectant, not a filler. We hot-rubber crack-fill and patch first so the seal goes over a sound surface, sealing over open cracks just hides the problem until it gets worse.
Will you restripe after sealcoating?
Always. Fresh, high-visibility striping, ADA stencils and fire lanes are part of the job. One crew handles seal and stripe, so the lines go back down crisp and correctly laid out.
What areas do you cover?
The entire Northeast corridor, NYC metro, Long Island, New Jersey, Eastern Pennsylvania and all of Connecticut, under one point of contact and one invoice across your whole portfolio.
Get Your Sealcoating Quote
Free on-site assessment and an itemized quote for any commercial property in the Northeast. Built around your schedule.
Itemized quote within 48 hours · No obligation