Home·Parking Lot Sealcoating
Lot sealcoating without
closing the business.
We phase commercial lots so you keep the doors open — half the lot at a time, or overnight, with striping back on before customers return.
How a lot goes
Phased around
your hours.
- 1
Walk it and phase it
Before anything happens we walk the lot with you and split it into phases that keep your entrances, accessible stalls, and delivery access usable the whole time.
- 2
Prep and crack seal
Clean down, treat the oil-soaked spots so the coating will bond, and close the working cracks. Oil drips are the usual reason a coating fails in patches, and they get handled first.
- 3
Coat by phase
Each phase gets coated and given time to cure before it opens back up and the next one closes.
- 4
Stripe it back
Lines go on after the coating, never before, so they are not buried under the next coat. It is also the moment to fix a layout that never worked.
The lot has to stay open
A parking lot is not a driveway. Closing it for a day costs a business real money, so the plan matters as much as the material. We work in phases, and where a lot cannot lose any daytime capacity, we work nights or weekends.
The other constraint is accessible parking. Accessible stalls and the route from stall to door have to stay usable through every phase, which is a scheduling question, not an afterthought.
Sealing and striping belong together
The right time to change a layout is the moment the lot is freshly coated and the old lines are gone. Adding stalls, widening drive aisles, or bringing accessible stalls and aisles up to current standards costs far less as part of a seal than as its own mobilization later.
Common questions
How long will my lot be closed?
No longer than one phase at a time. Most lots stay in business throughout, with a section closed, coated, cured, and reopened before the next section closes.
Can you work nights or weekends?
Yes, and for busy retail and restaurant lots that is usually the right answer. Overnight work depends on temperature, since the coating still has to cure.
Do you re-stripe after sealing?
Yes. Sealcoating covers the existing layout, so striping is part of the job, not an extra. It is also the cheapest opportunity you will ever get to change the layout.
What about the oil stains?
Oil-soaked spots get treated before coating. Sealer will not bond to petroleum, and untreated drips are the reason a coating comes off in circles around the parking spaces.
More in the pavement FAQ and the guides.