Commercial asphalt is a big investment, and in Rangely it faces constant wear. The high desert sun dries out the binder, plows scrape the surface every winter, and trucks leave behind fuel and oil drips that soften the pavement. A lot that goes too long without protection starts to fade, ravel, and crack much sooner than it should.
Parking lot sealcoating adds a fresh protective layer that slows that damage. We clean the lot thoroughly, treat oil spots, seal open cracks, and then apply sealer in even coats when Rangely’s weather gives it a good cure. We plan the work in sections or around your hours, so your customers, members, and crews still have places to park while the sealer sets.
We understand how Rangely sun, dry wind, and winter plowing wear on commercial asphalt, and we time each job for a proper cure.
Blowers, crack sealing melters, and spray rigs sized for commercial lots let us prep thoroughly and seal large areas efficiently.
If parts of your lot need repair before sealing, or the whole lot is past the point of sealing, we'll say so plainly.
We mask curbs and walks, keep sealer off buildings and landscaping, and leave every section clean when it reopens.
Asphalt is held together by an oily binder, and that binder is what keeps the surface flexible and waterproof. At 5,276 feet, with long sunny days and dry wind, the binder dries out faster than it would at lower elevations. Once it does, the surface turns gray, small stones work loose, and water starts finding its way into fine cracks.
On a commercial lot, that wear is multiplied by traffic. Cars turning in and out, delivery trucks, and plows all grind at the weakened surface. Sealcoating replaces that lost protection, keeping the pavement tighter and helping it shed water. It also gives a faded lot a clean, dark finish that makes your property look cared for. Think of it as routine upkeep, much like changing the oil in a work truck: skipping it doesn’t hurt right away, but it costs you down the road.
Sealer won’t bond to dirt, weeds, or oil, so prep makes or breaks the job. On a typical Rangely lot, prep includes:
Sidewalks, entryways, and dumpster pads collect grime too. Adding pressure washing to the same visit gets the concrete around the lot looking as fresh as the newly sealed asphalt.
Sealer needs time to cure before it can take traffic, so we plan the work to keep your business running. Most lots can be split into two or more sections, with one section open while the other cures. We mark closed areas with barricades and tape, and we keep a clear path to the entrance.
For businesses with tighter schedules, we can work early in the day or on a slower day of the week. We’ll go over the plan with you in advance so you can let customers and staff know what to expect. Simple steps like a sign at the entrance a few days ahead, or a note to regular delivery drivers, keep surprises to a minimum on sealing day.
Businesses along Highway 64 benefit from a lot that looks clean and well kept, since it’s the first thing a customer sees when they pull off the street. Sealcoating restores that dark, sharp appearance and gives new striping a crisp background.
Church lots are often easier to schedule, since they’re mostly empty during the week. We can typically seal a church lot between Sundays and have it ready for services. Apartment and rental lots near the college may need more coordination with tenants, and we’ll help plan notices and timing.
Oilfield service yards and equipment lots see steady drips of diesel, motor oil, and hydraulic fluid. Those petroleum products soften asphalt over time, which leads to soft spots and early failure where trucks park. Sealcoating helps protect the surface, but heavily soaked areas need extra attention before any sealer goes on.
We treat stained areas with a primer and, where the asphalt has broken down, recommend parking lot repair to cut out and replace the damaged pavement first. Sealing over a soft, oil soaked patch only hides the problem temporarily. Drip pans or a designated parking spot for trucks that leak can also help the sealed surface last longer between coats.
Most commercial lots do well with sealcoating every two to four years, depending on traffic and sun exposure. Busy lots and service yards may need it sooner. Sealer cures best from late spring through early fall, so we schedule Rangely sealing trips during that window and avoid cold nights at the edges of the season.
Sealcoating covers old paint, so it’s usually followed by new lines. Coordinating parking lot striping right after sealing gives you sharp, bright markings and keeps the whole project on one schedule.
We look over the lot for cracks, oil stains, and damage, measure the area, and talk through your hours and traffic.
You get a written quote listing prep, crack sealing, sealer coats, phasing, and any striping you'd like added.
We clean, treat stains, seal cracks, and apply sealer section by section on dry, warm days for a good cure.
We inspect each section with you, remove barricades once it's ready, and coordinate striping to finish the job.
