⚫ Sealcoating

Sealcoating

The most cost-effective way to extend pavement life by 5–10 years.

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Sealcoating

Sealcoating is the single best investment a property manager can make in their parking lot. For a fraction of the cost of repairs or replacement, a quality sealcoat application blocks the UV rays, water, and vehicle fluids that destroy asphalt from the outside in — extending pavement life by 5–10 years and keeping your lot looking new.

A.C. Moate applies commercial-grade coal tar and asphalt-based sealants using both spray and squeegee application methods depending on surface conditions. We clean and prepare the surface before sealing, apply two coats for maximum protection, and coordinate scheduling around your business hours. Sealcoating season runs April through October — we schedule heavily in advance, so early booking is recommended.

What's Included

✓Commercial parking lot sealing

✓Spray application (large areas)

✓Squeegee application (edges, detail)

✓Coal tar emulsion sealers

✓Asphalt-based sealers

✓2-coat applications

✓Surface cleaning & prep

✓HOA streets & driveways

✓April – October season

✓Annual maintenance programs

Sealcoating machine applying commercial sealant to parking lot

Why It Matters

Unsealed asphalt oxidizes within 2–3 years of installation. UV rays break down the asphalt binders, causing the surface to turn gray, become brittle, and crack. Once cracking starts, water infiltrates the base and the deterioration accelerates rapidly. Sealcoating every 3–5 years stops this cycle entirely for a cost of pennies per square foot.

Frequently Asked Questions

How long after paving should I wait before sealcoating? +

New asphalt needs to cure for at least 6–12 months before sealcoating. Sealing too early traps oils that need to off-gas from the new asphalt.

How long does sealcoat last? +

A quality 2-coat application lasts 3–5 years under normal commercial traffic. High-traffic areas or full-sun lots may need re-application every 3 years.

Can I drive on it right away? +

We recommend keeping the lot closed for 24–48 hours after application. We'll work with your schedule to minimize disruption — many lots are sealed overnight or over a weekend.

Do you seal in all weather? +

Sealcoating requires surface temperatures above 50°F and at least 24 hours of dry weather after application. We monitor forecasts carefully and reschedule if conditions aren't right.