Parking lot sealcoating for Treasure Valley businesses
Two sprayed coats, cracks filled first, and work scheduled around your hours. Insured with a one year warranty.
The short version
- Lots that take heavy vehicles daily should be sealed about every two years. Lower traffic lots can go three to five.
- Two sprayed coats of asphalt emulsion on every job, with cracks filled and cured before any sealer goes down.
- We work in sections wherever the layout allows, so most properties never lose the whole lot at once.
- Foot traffic back on in about two hours. Vehicles at twelve, and twenty four to keep the warranty.
- Insured with $2 million in general liability through State Farm.
What your city already asks of your parking lot
Most property owners think of sealcoating as maintenance they can defer. In three of the four cities we work in, keeping a lot in repair is written into the municipal code.
Nampa requires that parking spaces in the city be striped, and defines required maintenance to include repair of parking, loading and drive aisle surfaces.
Nampa City Code, title 10, chapter 22.Caldwell requires parking facilities to be maintained on a regular basis so that striping and curb painting stay visible, and to remain free of any pothole deemed unsafe.
Caldwell City Code 10-02-05.Boise requires anyone operating a paved parking lot to clean and maintain it consistent with the city's best management practices before it discharges to a storm drain.
Boise City Code 10-6-2-3.How often a commercial lot actually needs it
| Delivery trucks and heavy vehicles daily | About every 2 years |
|---|---|
| Office, retail and lower traffic lots | Every 3 to 5 years |
It comes down to what drives on it. A lot taking delivery trucks every day is wearing at a completely different rate than an office lot that fills up once in the morning and empties at five.
The sealer is what wears, not the asphalt underneath it. That is the whole point of putting it there.
What it costs
Commercial lots are priced per square foot, and the number moves with three things: how big the lot is, how much preparation it needs, and how much crack work is in front of us. A lot that has been maintained and can mostly be blown clean prices very differently from one that has gone ten years and needs wire brushing across half its surface.
Rather than publish a number that would be wrong for most properties, here is how the estimate works.
You get a written scope with crack filling as its own line item, so you can see that number separately and decide. If we find potholes or low spots that ought to be replaced before sealer goes down, we price asphalt patching and repair separately and tell you why. Nothing appears on the final invoice that was not on the estimate before the work started.
Larger sites carry a lower price per square foot, because mobilization spreads across more work.
Request a site walk
Keeping your lot open while we work
This is usually the first thing a property manager asks about, and it is a fair question. A lot that closes for a week generates more complaints than the cracked pavement ever did.
We schedule around your hours and work in sections wherever the layout allows, so most properties never lose the whole lot at once. For retail and medical properties we work the hours that keep your doors usable.
Both coats are sprayed, which moves a section quickly. Once the second coat is down, foot traffic is fine in about two hours. Vehicles go back on at twelve hours, and we ask for twenty four to keep the warranty intact.
On a large site we split the work into phases and give you a schedule and a map before we start, so you know which areas need to be clear and when.
If you are re-striping too
Doing both at once is the most efficient way to refresh a lot, and the order matters. The sealcoat has to cure fully before striping starts, which usually means twenty four to forty eight hours depending on temperature. Traffic paint then dries to the touch in fifteen to twenty minutes, and we ask that the lot stay closed to vehicles for at least an hour after we finish so tires do not mark fresh lines.
Learn about parking lot stripingWhat goes on your lot
- Asphalt emulsion sealer, not coal tar.
- Two pounds of sand per gallon, mixed at the supplier. That is a type II slurry and it is enough for an industrial lot without adding more on site.
- Gator patch, a type III slurry, on areas that have taken a lot of small cracking.
- Two sprayed coats on every job, with the edges cut in by hand.
Why the equipment matters on a lot this size
A contractor working out of a fifty five gallon drum on the back of a truck has no way to agitate the sealer. Without agitation the solids settle to the bottom of the drum, and what ends up on the back half of your lot is not the same material that went on the front.
We spray from a tank with agitation, which is the only way to keep the mix consistent across a large area.
How the work runs
- 1
Debris cleared from curbing and building edges.
- 2
Surface cleaned with walk-behind blowers, wire brooms and backpack blowers until sealer will actually bond to it.
- 3
Cracks filled with hot-pour sealant and allowed to cure.
- 4
First coat sprayed across the body of the lot.
- 5
Edges cut in by hand, then the second coat sprayed.
Lots we have done
Commercial projects completed across the Treasure Valley and nearby Idaho communities. See our work.
The Farmstead Apartments, Nampa
About 500,000 square feet. More than 10,000 gallons of sealer and over a dozen new asphalt speed bumps, run in five phases so residents kept their parking throughout. Repeat customer, Table Rock Property Management.
Heron Village Apartments, Meridian
About 73,850 square feet cleaned, crack filled, sealcoated and striped, including more than 150 numbered stalls and about 5,000 feet of red fire lane curbing.
Cherry Lane Apartments, Meridian
About 50,000 square feet cleaned, crack filled, sealcoated, potholes patched and striped. The whole complex in two days with a three man crew. Repeat customer.
A Coca-Cola bottling plant in Fruitland
Asphalt sinking under heavy truck traffic. Saw cut and torn out, base rebuilt with three-quarter inch crushed road mix compacted with water, tack oil on the edges, three inches of new asphalt, and the existing edge crack filled. Contracted through City Wide Facility Solutions, also a repeat customer.
More than one property
If you manage several properties, we can put the lots on a schedule and phase the budget across years rather than doing everything at once. Quoted pricing normally holds for up to a year, which covers most approval cycles.
Questions we get
How often should a commercial parking lot be sealcoated?
Can you seal our lot without closing the whole thing?
How long before cars can drive on it?
Can we sealcoat and re-stripe at the same time?
Are you insured?
Do you work with HOAs and property managers?
What temperature do you need to seal a lot?
Request a site walk
We will come out, measure the lot, and tell you what it needs before anyone talks about a number.
4878 W Thornapple Dr, Meridian, ID 83646
(509) 250-2106
estimates@selectcoatingsusa.com
Monday to Friday 8:00 am to 8:00 pm. Saturday 8:00 am to 12:00 pm. Closed Sunday.
Serving Boise, Meridian, Nampa, Caldwell, Eagle, Kuna, Star, Emmett and McCall.