Parking Lot Seal Coating
At Parking Professionals we provide world class professional parking lot seal coating for customers parking lots. We offer both commercial and residential parking lot seal coatings. An affordable maintenance option, seal coating extends the life of your parking lot and protects against UV damage. The Sun will eventually cause cracks and the surface to rapidly wear and tear. Think of seal coating as extreme sunblock. We have all seen a freshly seal coated parking lot and the appearance a enhances the curb appeal and the value of the property. Using water based quality sealants, we ensure durable, smooth surfaces that withstand Arizona’s harsh climate. Our process includes thorough cleaning, crack sealing, and precise application for long-lasting results. Trust our Phoenix-based company for affordable, reliable asphalt maintenance, seal coating, and pavement repair.
In our climate, the preparation of your parking lot is just as important than the top seal coat. These are some of the “must dos” in preparation for seal coating.
1. Deep Cleaning and Debris Removal
We don’t just use a leaf blower. To get a chemical bond, we use high-output industrial blowers and steel-wire power brooms where needed.
The Goal: Removing the “fines” (micro-dust) and dirt that settle into the asphalt’s pores. If those pores are clogged, the sealer just sits on top instead of soaking in.
2. Oil Spot Neutralization
Gas, oil, and grease are asphalt’s worst enemies—they’re petroleum-based, so they literally eat the binder. Sealer will not stick to an oil stain.
The Process: We scrub the spots with a heavy-duty degreaser, then apply a petro-seal primer. This acts as a bridge, locking the oil down so the new sealer can actually bond to the surface.
3. Crack Sealing (The “Waterproofing” Phase)
Before the sealer goes down, we handle the structural gaps. We use a hot-applied rubberized crack sealant.
The Benefit: This stops water from getting under the pavement, which is the #1 cause of “alligatoring” and base failure. We seal the cracks so the sealer can finish the job.
4. Edge Trimming
We take a spade or a power edger to the grass line. Overgrown grass hides the edge of the asphalt, and if we don’t trim it back, you get an uneven, sloppy finish.
The Result: A crisp, clean line that shows the property owner we didn’t cut corners.
Seal Coating is only one major component to good parking lot maintenance. directly below are three main pillars needed to be ready for seal coating a parking lot. Then Read Our Parking Lot Seal Coating FAQ’s farther below.
Enhancing Safety and Longevity: Why Bollard Installation Pairs with Sealcoating
While a fresh layer of asphalt sealcoating provides the ultimate protection against oxidation, water penetration, and chemical spills, true property maintenance extends beyond the surface of the pavement. To fully protect your investment and ensure the safety of your patrons, structural protection is the necessary next step. This is where professional bollard installation becomes an essential component of your asphalt maintenance plan.
Bollards act as a physical and visual barrier, preventing accidental vehicle encroachment on freshly sealed surfaces, storefronts, and pedestrian walkways. When we perform sealcoating services, we often identify high-traffic areas where asphalt is prone to edge-cracking or where utility structures are vulnerable to bumper strikes. Integrating bollards during your maintenance cycle not only streamlines the construction process but also creates a cohesive, professional look for your facility.
installing parking bollards for security
From traditional steel pipes to decorative architectural posts, these safety fixtures complement your newly blackened asphalt by defining traffic flow and protecting the structural integrity of your curbs and sidewalks. If you are looking to upgrade your property’s safety standards while refreshing its aesthetic, it is the perfect time to consider our specialized bollard services. Ensuring your site is ADA-compliant and shielded from accidental impact is just as important as the sealcoat itself. Learn more about bollard installation at your facility here.
Beyond the Pavement: Protecting Your Site Infrastructure
Effective asphalt maintenance starts from the ground up, but it shouldn’t stop at the surface. While asphalt crack sealing is your first line of defense against moisture-related foundation failure, a truly secure property requires protection against physical hazards as well. Strategic asset protection is the logical extension of any pavement preservation project.
Cracked asphalt often occurs near building perimeters, drive-thrus, and utility access points—areas that are also statistically higher risks for accidental vehicle impact. By addressing these vulnerabilities simultaneously, you ensure that your property is sealed against the elements and shielded from traffic accidents. Integrating bollards into your repair schedule provides a permanent solution for protecting your storefronts, lighting poles, and gas meters from the very traffic that stresses your asphalt.
Our team specializes in creating a seamless transition between horizontal pavement repairs and vertical safety barriers. Just as we use high-quality hot-pour rubberized sealants to bridge gaps in your asphalt, we install heavy-duty safety posts to bridge the gap in your property’s security. If you are scheduling a crack sealing service to prevent structural decay, it is the ideal opportunity to evaluate your site for professional bollard installation. Securing your assets today prevents costly structural repairs tomorrow.
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Defining Traffic Flow: The Intersection of Line Striping and Safety Barriers
Professional line striping is the most effective way to organize your parking lot, but paint alone cannot always stop a vehicle from entering a restricted zone. To achieve maximum site safety and ADA compliance, high-visibility pavement markings should be reinforced with physical protection. Combining clear navigational cues with structural barriers is the gold standard for modern property management.
In high-risk areas—such as accessible parking van aisles, loading zones, and pedestrian crosswalks—line striping identifies the path, while bollards protect the people using it. When we restripe a lot, we often identify “blind spots” where curbs are frequently hit or where storefronts are vulnerable to pedal-error accidents. By addressing these safety gaps during your striping project, you create a dual-layer defense system that is both visually organized and physically secure.
Whether you are updating your lot to meet current ADA standards or simply refreshing your layout for better flow, integrating professional bollard installation ensures your markings remain unobstructed and your assets remain undamaged. A well-marked lot tells drivers where to go; a well-bollarded lot ensures they stay in their lane. If you are scheduling a layout refresh, consider how strategic post placement can enhance the longevity and safety of your new markings.
Parking Lot Seal Coating FAQ’s
How much seal coating material will my parking lot need properly seal coat the surface?
When applying asphalt sealer you should use at least two coats or two applications of material.
When is the best time to Seal coat my parking lot?
The outside temperature when applying asphalt sealer must be above 50° and Rising for a period of 24 hours so the asphalt sealer has proper time to cure. We do not apply sealer when it is raining.
How Long will it take to Seal Coat my parking lot?
We must secure the parking lot area while sealcoating and once complete to stop traffic from ruining the curing process. This is generally a two day process. With larger lots we can work with you to divide the job up to allow sections to be completed be starting new areas.
What Parking Lot Seal coting material do you use?
The most common sealcoating material used is Seal Master’s master seal material. This seal coting material has the least amount of aggregate and will work well for most parking lots. However parking lots with a higher degree of degrading asphalt need to use higher aggregate material such as Seal Masters PMM or Liquid Road. We will advise you on what will work best for you present parking lot condition.
two applications needed to properly seal your asphalt.
How can I maintain my parking lot to save money and extend the life of the asphalt?
You should seal coat your parking lot as a precautionary measure regardless of the state the asphalt is in unless your asphalt is extremely broken and degraded. If the lot is severely degraded you must remove and replace the asphalt. However, the signs that your asphalt is degrading is when the aggregate material starts to go from a smooth finish to a more coarse and porous Rocky finish. if you notice those signs you should seal coat immediately.
What is the process to seal coat the parking lot?
To start prepping your parking lot for ceiling we must clear any excess debris off the parking lot. We will use air blowers to blow debris off to the side areas where we will not be sealcoating. The best blower to use is a little Wonder with a Honda engine. After blown clean we will survey the parking lot for any oil degraded spots. Parking lot maintenance best practice requires us to check to ensure the new sealant sticks. To do this we must prep seal those spots with prep sealing material. We do this by applying and brushing into the surface with a broom to ensure good penetration. Then we wait till the preparation is dry before spraying seal coating material. A spray of seal coat is deposited to evenly disperse the material over the parking lot. If you are looking for a more textured finish you can use brushes to spread the sealcoating material on the asphalt. Finally we will use squeegees or brushes around the edges of your parking lot instead of spraying in order to not overspray on concrete sidewalks or other fixtures around your asphalt. A clean and professional job when completed.
Why does seal coating work?
The benefits of seal coating is to ensure a longer lasting asphalt and to keep it preserved properly. Asphalt sealer protects your asphalt from various elements including the sun’s UV rays, water traffic wear and oil.
How long should I expect between seal coating and how long will it last?
Sealcoating should last between 2 to 5 years depending on how it was applied, the state of the asphalt prior to seal coating, weather conditions, and traffic. you can extend the life of your pavement by sealcoating every 2 to 5 years. the best results for seal coating is proactive
Premium Asphalt Sealcoating & Pavement Preservation
If your parking lot is looking gray, weathered and is cracking? Your pavement is the very first thing your customer will notice when driving in. A neglected lot can not only reflect poorly on your business it will lead to expensive, full-depth repairs. Professional Sealcoating is the most effective preventative maintenance strategy to protect your investment, enhance curb appeal, and effectively double the lifespan of your asphalt surfaces.
Why Sealcoating is Essential
Asphalt is a flexible pavement, but it is naturally porous. Without a protective barrier, it is under constant attack from the elements. Our high-performance sealants prevent:
Oxidation: Intense UV rays break down the asphalt binder, turning it brittle and gray.
Water Intrusion: Rain seeps into hairline cracks, eroding the sub-base and creating potholes.
Chemical Damage: Oil, salt, and gasoline spills dissolve the surface, causing soft spots.
Our industrial-grade coatings act as a UV Blocking waterproof shield, helping to lock out moisture while restoring that rich, “jet-black” finish that makes your commercial property look brand new and inviting.
Our Comprehensive Multi-Step Process
We don’t just “paint” your lot; we provide a structural defense. Our expert team follows a rigorous professional process:
Industrial Cleaning: We use high-pressure blowers and wire brushing to ensure maximum sealer adhesion.
Structural Crack Filling: We seal gaps using hot-applied rubberized filler to stop water at the source.
Precision Application: We apply two heavy coats of fortified sealer for maximum friction and durability.
ADA-Compliant Striping: We finish with crisp, high-visibility line marking to ensure pedestrian safety. If your property requires ADA signage, we are experts at laying out the proper dimension for to meet set goverment standards
Cost-Effective Maintenance
Preventative maintenance is up to 10x cheaper than a full asphalt overlay. By sealcoating every 24–36 months, you stop the “alligator cracking” that leads to total pavement failure.
Give your business the professional facelift it deserves. Contact us today for a free site evaluation and a transparent, competitive quote. We offer flexible scheduling to ensure minimal disruption to your daily operations and traffic flow.