Parking lots are more than just spaces for vehicles; they are crucial elements of businesses that require proper maintenance. Sealcoating, an essential maintenance practice, significantly contributes to the durability and safety of commercial parking lots. In this comprehensive guide, we’ll delve into the world of commercial parking lot sealcoating, exploring its benefits, application, and the crucial role it plays in enhancing the longevity and safety of these spaces.

Understanding Commercial Parking Lot Sealcoating

Sealcoating is a protective layer applied to asphalt surfaces, such as parking lots, to shield them from various elements like UV rays, water, oil, and chemicals. This preventive maintenance practice prolongs the life of the asphalt, preventing deterioration and reducing repair costs.

Benefits of Sealcoating for Commercial Parking Lots

Commercial parking lots bear the brunt of daily traffic, weather elements, and the passage of time. Sealcoating emerges as a crucial maintenance practice, offering a myriad of benefits that extend beyond mere aesthetics. Let’s explore the key advantages that sealcoating brings to commercial parking lots.

Enhanced Durability

1. Protective Shield:

  • Sealcoating forms a protective shield over the asphalt surface, guarding it against the damaging effects of UV rays, chemicals, and harsh weather conditions.

2. Prevention of Oxidation:

  • By preventing oxidation, sealcoating slows down the aging process of asphalt, ensuring that the structural integrity of the parking lot remains intact over the years.

3. Resistance to Oil and Gas:

  • Sealcoating provides a resistant barrier against oil and gas spills, reducing the risk of damage and deterioration caused by these common parking lot contaminants.

Improved Aesthetic Appeal

1. Rich, Dark Appearance:

  • The application of asphalt parking lot sealcoating imparts a rich, dark appearance to the asphalt, enhancing the overall visual appeal of the commercial parking lot.

2. Uniform Surface Texture:

  • Sealcoating helps create a smooth and uniform surface texture, eliminating rough patches and irregularities that may detract from the lot’s aesthetics.

3. Vibrant Line Striping:

  • Freshly sealcoated surfaces provide an ideal canvas for vibrant line striping, improving the visibility of parking spaces and traffic flow within the lot.

Safety Enhancement

1. Improved Traction:

  • Sealcoating enhances the traction of the parking lot surface, reducing the likelihood of slips, trips, and falls for both pedestrians and drivers.

2. Reflectivity for Night Visibility:

  • The reflective properties of sealcoating contribute to improved visibility during nighttime, enhancing safety for vehicles and pedestrians navigating the parking lot.

3. Filling Surface Cracks:

  • Sealcoating fills small surface cracks, preventing them from expanding into more significant issues that could compromise the safety of the parking lot.

In conclusion, sealcoating for commercial parking lots goes beyond surface aesthetics, offering a comprehensive package of benefits that encompass durability, safety, cost-effectiveness, and environmental sustainability. Regular sealcoating is a proactive measure that not only enhances the lifespan of the parking lot but also contributes to a safer and more visually appealing environment for businesses and their customers.

The Commercial Parking Lot Sealcoating Process

Ensuring the longevity and aesthetic appeal of a commercial parking lot involves a meticulous sealcoating process that goes beyond a mere application. Each step plays a crucial role in creating a durable and visually pleasing surface. Let’s delve into the intricacies of the commercial parking lot sealcoating process.

Cleaning and Preparation

  • Cleaning the Surface: The first step in the commercial parking lot sealcoating process involves thorough cleaning of the entire parking lot surface. This includes the removal of debris, dirt, oil, and other contaminants that may hinder the adhesion of the sealcoat.
  • Power Washing: High-pressure power washing is often employed to dislodge embedded particles and ensure a clean surface. This step not only prepares the asphalt for sealcoating but also promotes better adherence of the sealant.
  • Surface Inspection: Once cleaned, the parking lot undergoes a comprehensive inspection. This step identifies any existing damage, such as cracks, potholes, or uneven areas, which need to be addressed before the sealcoating application.

Repairing Surface Imperfections

  • Crack Filling: Cracks in the asphalt surface are meticulously filled to prevent water penetration and the expansion of these fissures. Specialized crack fillers are used to ensure a durable and lasting repair.
  • Pothole Patching: Any potholes present in the parking lot are patched with a suitable asphalt mix. This ensures a smooth and even surface, eliminating hazards and preventing further degradation.
  • Leveling Uneven Areas: If the surface exhibits uneven areas or depressions, leveling materials are applied to create a uniform substrate. This step is crucial for achieving a flawless sealcoating result.

Application of Sealcoat

  • Edging and Detailing: Before the main sealcoat application, attention is given to edging and detailing around curbs, walkways, and other structures. This meticulous approach ensures a neat and professional finish.
  • Sealcoat Application: The sealcoat, a specially formulated mixture of asphalt, additives, and emulsifying agents, is applied evenly across the entire parking lot surface. Professionals use specialized equipment for this task, ensuring uniform coverage.
  • Curing Period: Following the application, the sealcoat undergoes a curing period. This allows the material to bond with the asphalt surface, forming a protective layer that enhances durability and resilience.

In essence, the commercial parking lot sealcoating process is a comprehensive and systematic approach aimed at fortifying the asphalt surface against wear, tear, and the elements. From meticulous cleaning and repair to the precise application of sealcoat, each step contributes to the creation of a resilient and visually appealing parking lot that serves businesses and visitors alike.

When to Sealcoat Commercial Parking Lots

  1. Newly Constructed Lots: Sealcoating new parking lots protects the asphalt from early deterioration, extending its lifespan from the outset.
  2. Regular Maintenance: Sealcoating should be part of a regular maintenance schedule, typically every two to three years, to maintain the parking lot’s integrity.

Our Commercial Parking Lot Sealcoating Services

At Arrow Sealcoating, we specialize in providing professional commercial parking lot sealcoating services. Our experienced team utilizes high-quality materials and advanced techniques to ensure thorough and effective commercial parking lot sealcoating, enhancing the durability and safety of your parking lot.


Commercial parking lot sealcoating is a crucial investment that contributes to the longevity, aesthetics, and safety of your property. Regular maintenance through sealcoating not only extends the life of the asphalt but also presents a positive image for your business.

For reliable and expert commercial parking lot sealcoating services tailored to your commercial parking lot needs, Arrow Sealcoating offers comprehensive solutions that prioritize durability and safety. Invest in the longevity of your parking lot today with our professional sealcoating services.