We look for why the pavement failed before we price the fix. Cracks get crack sealing, failed patches get cut out or infrared patched, and a surface worn out across the whole parking lot may need a new top layer.
Parking Lot Sealcoating in Denver
Asphalt Coatings Company
Asphalt Coatings Company sealcoats commercial parking lots in Denver, sealing cracks first and restriping after the sealcoat cures.
- “crack fill, seal coat, and stripe”, Christopher Volcimus
- Our recommended sealcoating interval
- In-house crews, own equipment
- Written, itemized scope
Request a Free Denver Sealcoating Quote
You receive a written scope with itemized pricing before any work begins.
For commercial properties only, including HOA, multifamily and municipal sites.
Thank you. Your request is in.
An estimator replies within one business day. Need it today? Call the Denver Metro headquarters at (303) 340-4750.
- Google reviews
Asphalt Coatings Company is rated 4.7 out of 5 on Google.
- BBB profile
Asphalt Coatings Company has an A+ BBB rating.
How We Sealcoat a Denver Parking Lot
We inspect and measure the parking lot, clean it, seal the cracks, apply the sealcoat, restripe once it cures, and walk the result with you.
Inspect and Measure
We check the pavement for oxidation, cracks, drainage problems and oil stains, mark any damage that needs repair before sealcoat, and measure the area.
Clean the Parking Lot
Power blowers clear dirt, debris and loose material so the sealant bonds. Oil stains get a primer, and we edge along curbs and buildings by hand.
Seal the Cracks
Cracks are filled with hot-pour rubberized sealant first, so the sealcoat goes over a surface that keeps water out.
Apply the Sealcoat
A truck-mounted spray system lays the sealcoat down evenly, with sand mixed in for traction on drive lanes where cars brake and turn.
Restripe After It Cures
Sealcoat takes 24 to 48 hours to cure, and the parking lot stays dry and free of traffic while it does. Then we repaint every stall line, arrow and marking.
Inspect It With You
We walk the finished parking lot with you, check the work and set a date for the next sealcoat.
Restriping after sealcoat
Sealcoat covers the old lines, so every job ends with new markings. See parking lot striping in Denver.
How Often to Sealcoat a Parking Lot in Denver
We recommend sealcoating a Denver parking lot every 2 to 3 years, and doing it in the warm months between the last spring freeze and the first fall freeze.
Traffic, weather and the condition of the asphalt move that interval for any one parking lot, so we confirm it when we see yours.
Denver's median last spring freeze is May 5 and its median first fall freeze is October 9. Sealcoat needs air at 50 F and rising and no rain in the forecast for 24 hours, and when the weather will not cooperate we move the date.
UV levels rise with altitude because thinner air absorbs less of it, and Denver's climate station sits at about 5,414 feet. Sun hardens asphalt binder and makes it brittle from the surface down, which is the wear a sealcoat layer shields.
Hail wears it too, so after a Denver hail season we check the sealcoat and markings on your parking lot during the free assessment.
Denver weather
Freeze-thaw, hail, sun, soils and de-icers: how Denver weather wears down asphalt.
When Sealcoating Is Not Enough
Sealcoating protects sound asphalt. Potholes, a failed base and wide cracks need repair first, and we make those repairs before any sealcoat goes down.
Sealcoating suits a parking lot that shows these signs.
- Gray, oxidized asphalt that has lost its dark color
- Small cracks we can seal before the sealcoat
- A surface that still holds together under traffic
Your parking lot needs repair before sealcoat if it shows one of these signs.
- Potholes or large, open cracks
- Alligator cracking from a failed base
- Ruts that hold water, or loose stone across the parking lot
Parking lot repair
Patching and crack sealing: parking lot repair in Denver.
Mill and overlay
A new top layer on a sound base: mill and overlay in Denver.
Sealcoating Reviews from Denver Clients
Denver property managers rate Asphalt Coatings Company 4.7 out of 5 on Google. Christopher Volcimus describes a crack fill, seal coat and stripe on his Denver parking lot, and the other two reviews cover Denver paving and maintenance work.
Frequently Asked Questions
These are the questions Denver property managers ask most about sealcoating.
Cost and Scheduling
How Much Does Parking Lot Sealcoating Cost in Denver?
It depends on the parking lot: its size and condition, how much crack sealing it needs, whether it needs restriping and how the work is phased around your traffic. After a free on-site assessment you get a written scope with itemized pricing, or you can contact the Denver Metro headquarters.
How Long Before Cars Can Park on New Sealcoat?
Sealcoat typically takes 24 to 48 hours to cure fully, depending on the weather, and the surface has to stay dry and free of traffic for that time. On a parking lot with several sections we phase the work, so only part of it is closed at once, and barricades, signs and cones mark the curing area.
Can You Sealcoat at Night or on Weekends?
Yes. Properties that can't close sections during business hours can book night and weekend sealcoating.
Scope
Do You Have to Restripe After Sealcoating?
Yes. Sealcoat covers the existing markings with a uniform black surface, so every sealcoated parking lot needs new lines. We plan sealcoating and restriping as one project and paint once the sealcoat has cured.
Do You Sealcoat Residential Driveways in Denver?
No. Asphalt Coatings Company works on commercial properties only, including apartment communities and HOAs.
Can Sealcoating Be Part of a Maintenance Plan?
Yes. We set up multi-year maintenance programs that put crack sealing, sealcoating and repairs on a schedule, so a property manager can budget for each year ahead of time. See parking lot maintenance in Denver.
