Sealcoating Proposal Checklist
Updated July 6, 2026
A sealcoating proposal should include the work area, square footage, surface preparation, crack treatment, oil spot treatment, sealer type, number of coats, water and sand mix details where provided, application method, striping, traffic control, phasing, cure time, exclusions, warranty terms, and price. If the proposal only says "sealcoat asphalt," it is too vague to compare or approve confidently.
A sealcoating proposal is not just a price sheet — it's the document that defines what the contractor is agreeing to do, and for property managers and HOA boards it also becomes the record used for approval, scheduling, and resident notice.
Start with Sealcoating Contractors and request written proposals that can be compared side by side.
Basic proposal information and work area
The proposal should include contractor name, contact information, property address, proposal date, work area, total price, payment terms, schedule assumptions, and a proposal expiration date.
The work area should state total square footage, a marked aerial map or site sketch, lot numbers or building areas, driveways and parking areas included, and any excluded or optional areas. Square footage helps compare bids and prevents confusion.
Surface preparation and crack treatment
Look for blow-clean or sweep-clean methods, power brooming if needed, removal of loose debris, scraping heavy buildup, edge vegetation removal, a dry-surface requirement, and protection of concrete, curbs, buildings, and landscaping. Surface prep is one of the most common missing details in weak proposals.
The proposal should say whether cracks are included, and identify material type, estimated lineal footage, crack width limits, cleaning method, and whether alligator cracking or failed pavement is excluded. If the lot has extensive cracking, consider Crack Sealing Contractors before approving sealcoating.
Oil spots, material, and application method
The proposal should state whether oil spots are cleaned, primed, excluded, or recommended for patching. This matters in parking stalls, driveways, dumpster areas, and maintenance yards.
It should also state sealer type, number of coats, sand additive if included, additives if included, water dilution if stated, application method (spray, squeegee, brush, or a combination with hand work at edges), and whether high-wear areas receive extra treatment.
Striping, access, and phasing
If the surface is a parking lot, the proposal should state whether striping is included — stall lines, ADA stalls, access aisles, fire lanes, arrows, crosswalks, red curbs, loading zones, and signs. If ADA markings are involved, consider whether ADA Parking Contractors or design review is needed.
For occupied properties, look for work hours, closure areas, a phasing plan, reopening time, tenant or resident notices, emergency access, trash pickup coordination, delivery access, and irrigation shutoff. This is especially relevant for Parking Lot Maintenance Contractors planning multi-step property work.
Exclusions
Common exclusions include asphalt repair, crack filling, oil spot treatment, striping, signage, wheel stops, traffic control, permits, night or weekend work, failed pavement, drainage correction, and ADA compliance review. Exclusions are not automatically negative — they need to be visible before approval.
Frequently asked questions
What should be included in a sealcoating proposal?
It should include work area, prep, crack treatment, oil spot handling, material, coats, application method, striping, cure time, exclusions, and price.
Should square footage be listed?
Yes. Square footage helps compare proposals and confirms the work area.
Should crack filling be included?
It may be included, excluded, or priced separately. The proposal should state the approach.
Should the number of coats be listed?
Yes. The proposal should state whether the contractor is applying one coat, two coats, or a different scope.
Is a one-line sealcoating proposal enough?
Usually no. A one-line proposal doesn't give enough information to compare scope, materials, prep, or exclusions.
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