Parking lots in Ashley Valley spend most of the year under strong high desert sun at about 5,300 feet. That UV dries out the asphalt binder, which is why black pavement turns gray within a few seasons. Add fuel and oil drips from trucks and plow scrapes all winter, and an unprotected lot starts losing material faster than most owners realize.
Parking lot sealcoating adds a fresh layer that blocks sun, sheds water, and resists fuel and oil. We fill cracks first, treat stained areas, and coat the lot in sections so you can stay open. For businesses, churches, and HOAs in Ashley Valley, it’s one of the lowest cost ways to keep a lot looking cared for and to stretch the years between bigger projects.
We know how valley sun, plows, and dry air wear on commercial asphalt, and we time each parking lot sealcoating job to local weather.
Blowers, crack sealing kettles, and spray and squeegee rigs let us prep and coat large lots evenly and on schedule.
If your lot needs repairs or an overlay more than a coat of sealer, we'll tell you before you spend the money.
We barricade wet sections, keep entrances marked, and leave curbs, sidewalks, and landscaping free of overspray.
Parking lots get more abuse than driveways and usually less attention. Constant traffic grinds the surface, plows scrape it all winter, and sun works on it all summer. The valley’s dry climate, with only about 9 inches of precipitation in a typical year, means the sun does most of the damage. The pavement doesn’t stay wet long, but it bakes for months.
That’s why many commercial lots benefit from a coat every two to three years, sometimes sooner on busy lots. The work is a bit different from residential asphalt sealcoating, mainly because of traffic control, larger areas, and heavier wear in drive lanes. A lot that stays sealed on a regular cycle tends to need fewer patches and pushes back the day it needs a full overlay.
Sealcoat is a protective coating, not a structural repair. It won’t fill a crack, level a sunken area, or fix a pothole. If those problems are covered up, they’ll show through within months and keep getting worse underneath.
So before any sealer goes down, cracks are cleaned and filled with hot sealant, and failed areas get proper parking lot repair. Patches need time to cure before they’re coated. Doing this work in the right order is what makes the coating last. Weeds like kochia and spurge that sprout along curb lines and in joints get pulled at this stage too, since sealer won’t stick to a crack with roots still in it.
Commercial lots see wear that a home driveway never does. A good sealcoating job plans for each of these:
Stained areas get cleaned and primed so the sealer bonds instead of peeling, and high traffic lanes can get an extra coat for added wear.
Sealer needs time to cure before traffic returns, which means the lot has to be split up. We section the job so one area is drying while another is open, and we can work early mornings, specific weekdays, or other quieter windows depending on your business.
Churches often prefer midweek work. Retail shops and restaurants usually want their busiest hours untouched. HOAs need notice for residents. We’ll help you plan signage and communication so nobody drives through wet sealer. Tracked sealer on a lobby floor or a parked car is the last thing anyone wants, so we keep barricades up until each section is truly ready.
Sealer cures best on warm, dry days with no rain in the forecast. In the valley, that usually means late spring through early fall. Summer gives the most reliable conditions, while fall jobs need enough warm afternoons for a full cure before nights near 10 degrees arrive.
We watch the forecast closely and will move the date rather than coat a lot when a storm or a cold snap is coming. A coat that cures properly lasts far longer than one rushed onto cool pavement. Wind matters too, since dust blowing across a wet coat can leave a rough, dirty finish.
Sealcoat covers the old paint, so restriping is part of almost every commercial sealcoating job. Once the coat has cured, parking lot striping brings back stalls, arrows, fire lanes, and accessible spaces with sharp, fresh lines.
It’s also a natural time to make layout changes, like adding stalls, improving traffic flow, or moving accessible spaces closer to the entrance. A clean black lot with crisp lines tells customers you take care of the details.
We check the lot's condition, cracks, stains, and traffic patterns, then talk through when parking lot sealcoating can happen.
You get a written quote covering cleaning, crack work, number of coats, phasing, and restriping so everything is clear upfront.
We clean, seal cracks, prime stains, and apply sealer section by section, keeping wet areas blocked off until they cure.
We walk the lot with you, confirm when each section reopens, and review striping and the next maintenance cycle.
