How to choose
Best Sealcoating Companies Near You
The best sealcoating company is the one that tells you the dilution rate, the number of coats, and what happens to the cracks before the sealer goes down. Sealcoating is the easiest pavement service to underbid, because thinning the material is invisible on the day it is applied and only shows up a season later.
Two sealcoating quotes on the same lot can differ by half, and the cheaper one can be using the same product — just more water in it and one coat instead of two. That is why price per square foot means almost nothing here unless the material and the preparation are specified alongside it.
Before you hire: The Pavement Directory does not guarantee contractor performance, pricing, licensing, insurance, or availability. Business information may be submitted by contractors or gathered from public sources and should be independently verified before hiring. Always confirm licensing, insurance, references, scope of work, and written contract terms.
What separates a good sealcoating contractor
The dilution rate and coat count are in the quote
Sealer is supplied as a concentrate and mixed with water, sand and additives on site. Over-thinning it is the standard way to win a job on price, and it is undetectable the week it is applied. Ask for the manufacturer's recommended dilution, how many coats are included, and hold the quote to it.
Cracks are filled before anything is sealed
Sealer is a coating, not a repair. Spraying it over open cracks hides them for a few weeks and then they reappear through the new surface, because water is still getting into the base. Crack filling is a separate line item and should happen first — if it is not in the quote, ask whether it was excluded or forgotten.
Surface preparation is described, not implied
Sealer bonds to clean pavement. That means blowing and sweeping the surface, scrubbing or wire-brushing the edges, treating oil spots with a primer so the sealer does not lift there, and killing vegetation in the joints. A contractor who arrives and starts spraying is applying a coating to dirt.
They tell you the material and check it is allowed locally
Refined coal tar and asphalt emulsion sealers behave differently and are regulated differently — a number of states and municipalities restrict or ban coal tar products. A contractor working in your area should know which applies locally and be able to say which product they are quoting.
They refuse to seal new asphalt
Fresh asphalt needs months to cure before it is sealed, commonly cited as somewhere between six and twelve depending on climate and mix. A company that agrees to seal a lot paved a few weeks ago is either not paying attention or not planning to be around when it fails.
The square footage was measured
Coverage rates are per square foot, so an estimate is only as good as the area behind it. Ask how the lot was measured, and whether the number in the quote excludes islands, landscaping and areas that will not be coated.
Reasons to stop the conversation
None of these are negotiating positions. Each one is a reason to take the next quote instead.
- A door-to-door offer using material "left over" from a nearby job
- No mention of crack filling anywhere in the scope
- A quote with no dilution rate, coat count, or product name
- Willingness to seal asphalt placed within the last few months
- Spraying over standing water, dirt, or untreated oil spots
Buyer checklist
Verify the company
- Active license required in your state or municipality, if applicable
- Current certificate of insurance, especially if your contract or HOA governing documents require one naming your property
- References from projects of similar size and scope
- A written proposal specifying materials, thickness or scope, timeline, and warranty terms
Frequently asked questions
How often should a parking lot be sealcoated?
Commonly every two to four years, but the honest answer is that it depends on traffic, climate, and the condition of the surface — a low-traffic lot in a mild climate can go longer, and resealing on a fixed schedule regardless of condition wastes money. A contractor who recommends an interval without looking at the pavement is selling a schedule, not a service.
Why are sealcoating quotes so different from each other?
Almost always dilution, coats, and crack filling. Ask all three contractors for the same three numbers — dilution rate, number of coats, and linear feet of crack fill included — and the quotes usually become comparable, with the outliers explaining themselves.
Does sealcoating repair a damaged parking lot?
No. Sealcoating protects the surface from oxidation, water and chemicals, and restores appearance. It does not add structural strength and it does not fix cracking, potholes, or base failure — those need repair before sealing, or the sealer will simply follow the damage.
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