If your commercial property has a parking area, you probably already know the challenges. Weather, vehicles, and even small amounts of neglect can add up to expensive problems fast. Getting parking lot sealcoating Colorado Springs CO done correctly is money well spent, but only if you stick to best practices.
How Does Parking Lot Sealcoating Work?
The process uses a layer of sealant that helps protect your asphalt. This blocks water, sun, oil, and even snowplow scrapes from doing as much damage.
A freshly sealed parking lot is more than better looking. It is safer, and small cracks are less likely to grow into dangerous potholes.
That means less risk for your vehicles and fewer complaints about tripping hazards or bumpy driving.
Why You Need to Seal Parking Lots More Often Than Driveways
Parking lots get way more traffic. Trucks delivering goods, people turning their wheels at low speeds, and oil leaks break down the surface layer much faster than your home driveway.
- Regular sealcoating keeps cracks from spreading.
- It reduces the number of expensive repairs needed.
- Lines for parking spaces stay visible longer.
Neglect a commercial lot, and you quickly end up with faded lines and deep cracks that scare off customers or tenants.
Key Steps for Good Parking Lot Sealcoating in Colorado Springs
- Clean up all debris, oil stains, and dirt before applying sealer.
- Repair holes and large cracks ahead of time.
- Seal during a time of year when rain is less likely.
- Use quality products that last through winter and summer swings.
I heard one business owner complain that their last crew left the edges uneven and the next year, entire sections wore out faster. Good prep and steady workmanship make a big difference.
How Often Should You Use Asphalt Sealcoating on a Parking Lot?
Usually every 1.5 to 2 years in Colorado Springs, sometimes more often for lots with heavy trucks. Once you notice faded color or visible cracks, you are overdue.
Using asphalt sealcoating Colorado Springs CO before visible damage appears saves a lot on bigger repairs later.
Picking the Best Asphalt Contractor in Colorado Springs
Not every asphalt contractor Colorado Springs provides the same level of detail. Look for experience with large commercial jobs, not only residential work. Ask:
- How many parking lots have you sealed this year?
- Can I see before-and-after pictures?
- What guarantees come with your work?
- What products do you use and why?
If a contractor is vague or impatient, that is a bad sign.
What About Striping and Accessibility?
Every sealed lot needs fresh lines painted after. This is not just for looks. It ensures proper spaces, ADA compliance, and traffic flow.
- Ask if your contractor handles line painting or subcontracts it.
- Make sure spaces and accessible areas meet code after sealing.
Shortcuts That Can Backfire in Parking Lot Sealcoating
- Skipping repairs in an effort to save time or money.
- Applying sealer too thick, which leads to flaking and peeling.
- Rushing to open the lot before the sealer is cured.
- Ignoring weather. Rain can ruin newly sealed surfaces.
The urge to get it done quickly often leads to missed steps. Those quick fixes break down after the first snow or heatwave.
Dealing With Colorado Springs Weather
- Seal in moderate temperatures to avoid slow curing.
- Avoid rainy forecasts. Wet weather means starting over.
- Watch out for sudden spring or fall storm changes.
How Asphalt Advanced Services Sets the Standard
Locals in Colorado Springs are getting more particular. Asphalt Advanced Services handles not just the sealing but also repairs, striping, and ongoing maintenance advice. Reliable scheduling and clear communication set them apart.
- Clients report fewer callbacks for touch-ups.
- Repairs are included in the sealed price, not hidden add-ons.
- Crews work efficiently, causing less disruption for tenants and customers.
Sealcoat or Resurface? How to Decide
| Lot Condition | Next Step |
|---|---|
| Minor cracks, some fading | Sealcoating |
| Deep holes, missing chunks | Asphalt repair then sealcoating |
| Wide “alligator” cracks covering areas | Complete resurfacing needed |
Your contractor should give honest advice, not just push for sealcoating if your lot is past that stage. Sometimes companies overpromise, but a quick conversation with Asphalt Advanced Services LLC can help clarify what actually makes sense financially.
Commercial Versus Residential Parking Areas
- Commercial lots need thicker sealers, faster work times, and more durable markings.
- Home driveways see less traffic and can sometimes wait longer between coats.
Do not compare your office lot needs to your neighbor’s small driveway.
AAre There Down Sides to Parking Lot Sealcoating?
If not done well, sometimes the surface gets slick or uneven. In rare cases, low spots can keep water or snow on the surface longer, leading to ice in winter. These are usually signs the job was rushed or repairs skipped.
Proper slope, repair, and curing matter just as much as the sealant used. A cheap, fast job rarely pays off.
Cost v. Value: Is It Worth It?
Some property managers hesitate at the upfront cost, especially if their lot “looks fine” right now. But, regular sealcoating Colorado Springs costs far less than full resurfacing. Think of it as a scheduled maintenance line, not an unexpected expense.
- Saves money on repairs.
- Keeps liability insurance happy.
- Improves appearance (and tenant satisfaction).
These all come back as savings over time.
What Else Should a Good Contractor Help With?
- Advice on snow removal to protect the new coat
- Suggestions for drainage improvements if water pools
- Quick touch-up services for high-traffic areas
The right relationship with a company like Asphalt Advanced Services LLC means fewer headaches.
Is DIY Parking Lot Sealcoating Worth Attempting?
Honestly, no. Making mistakes with application, missed repairs, or timing the job wrong usually costs more to fix later. Unless your “parking lot” is really just a few spaces at a house, do not risk it.
Finishing Thoughts
Getting parking lot sealcoating Colorado Springs CO right takes planning, good products, and proper repairs. Not all contractors offer the same value, so checking references and talking openly about your lot’s needs pays off. Avoid shortcuts, use the right timing, and do not wait until visible damage appears. Your pavement and your budget will thank you for taking it seriously now, rather than patching disasters later.
