A.C. Moate Industries provides commercial asphalt sealcoating across Washington, Oregon, and Nevada — protective sealcoat application for parking lots and paved surfaces on a maintenance schedule that extends pavement life, serving property managers and commercial owners since 1996 (CCB #246397).
Sealcoating is the single most effective routine step a property can take to protect its asphalt. A thin protective layer applied over sound pavement, sealcoat shields the surface from the water, UV, and oxidation that break asphalt down — and applied on schedule, it can substantially extend the years between repaving. A.C. Moate sealcoats commercial lots across the I-5 corridor, the Washington peninsulas, the Portland metro, and the Reno–Sparks area.
Asphalt sealcoating is the application of a protective coating over an existing asphalt surface. Asphalt is held together by a petroleum binder that degrades over time — sunlight oxidizes it, water works into it, and the freeze-thaw cycle pulls it apart. Sealcoat replaces the protective layer the surface loses to weather, sealing small surface voids, restoring the dark finish, and slowing the oxidation that turns asphalt gray and brittle.
It’s important to understand what sealcoat does and doesn’t do. Sealcoat protects a sound surface; it isn’t a repair. Cracks must be filled and any structural damage addressed before sealing — sealcoat applied over unrepaired cracks won’t bridge them. That’s why sealcoating is usually done as part of a sequence: crack fill first, sealcoat second, striping last.
Most commercial parking lots benefit from sealcoating every two to three years. The right interval depends on traffic volume, sun exposure, and climate — a high-traffic retail lot in a sunny, freeze-prone area needs sealcoat more often than a lightly used lot in a mild one.
The signs a lot is due are visible: the surface fading from black to gray, a dry or brittle texture, and the first fine surface cracks appearing. Sealcoating before these advance is what makes it preventive — waiting until the asphalt is visibly deteriorating means it’s already losing material that sealcoat can’t restore. A.C. Moate can assess a lot’s surface and recommend a maintenance interval suited to its use and climate.
Repaving a commercial lot is a major undertaking; sealcoating is a routine maintenance step, and done on schedule it pushes the repaving date years further out. The logic is straightforward — a maintained surface reaches its full service life, while a neglected one fails early and forces premature reconstruction.
Sealcoat also does visible work. It restores the clean, dark finish that signals a well-kept property, and it provides a smooth, uniform surface for crisp striping. For property managers, a freshly sealed and striped lot is one of the highest-impact, lowest-disruption improvements available.
A.C. Moate provides complete commercial sealcoating across all regions it serves:
As a full-service paving contractor, A.C. Moate handles the full sequence — crack fill, sealcoat, and striping — so the work is coordinated and the surface is properly prepared at each step.
Every sealcoating project is scoped to the lot. The factors that shape the work include the size and condition of the surface, the amount of crack filling or repair needed before sealing, the number of coats, and whether restriping follows. Surface preparation — cleaning, addressing oil spots, and filling cracks — is as important to the result as the sealcoat itself.
The most accurate way to scope a project is an on-site estimate. A.C. Moate evaluates the surface, identifies any prep or repair needed first, and provides a fixed quote before any work begins.
A.C. Moate serves commercial properties across three states from four yards:
Find asphalt sealcoating in your city
A.C. Moate provides free, no-obligation estimates for commercial asphalt sealcoating across Washington, Oregon, and Nevada.
Carlos Moate · kartzt@acmoate.com · 253-887-9501
How often should a commercial parking lot be sealcoated?
Most commercial lots benefit from sealcoating every two to three years. Traffic volume, sun exposure, and climate determine the right interval for a given lot.
Does sealcoating fix cracks?
No. Sealcoat protects a sound surface but doesn’t repair cracks or structural damage. Cracks should be filled before sealcoating — A.C. Moate handles crack filling as part of the sequence.
How long does sealcoat take to dry?
Sealcoat typically needs to cure before traffic returns, often the better part of a day depending on weather. Crews schedule application around the forecast to protect the cure.
When is the best time of year to sealcoat?
Sealcoating is best applied in dry weather with moderate temperatures, which in the Pacific Northwest generally means the warmer, drier months. A.C. Moate schedules around the regional weather window.
Should sealcoating come before or after striping?
Before. Sealcoat is applied first, then the lot is restriped on the fresh surface so the markings are crisp and durable.