Commercial Sealcoating in Austin, TX
Block UV, water, and oxidation before they cost you a reconstruction. Documented, eco-compliant sealcoat applied to manufacturer spec, for Austin commercial properties.
- Two coats, manufacturer-spec, never thinned
- Extends pavement life 10-15 years vs. unprotected asphalt
- Eco-compliant materials that meet Austin's standards
- Photo-documented and backed by a 12-month workmanship warranty
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Tell us about your property. We'll respond within one business day.
What is sealcoating?
Sealcoating is a protective layer applied over asphalt that blocks the sun, water, oil, and oxidation that turn a smooth black lot into a faded, cracking one.
More than a fresh look
Sealcoat blocks UV and keeps water and vehicle fluids from breaking down the binder that holds your pavement together.
The math is simple
Protect the surface every 2 to 3 years, or replace the lot every 15 to 20. A maintenance program cuts lifecycle cost roughly in half.
Cracks come first
Sealcoat over unaddressed cracks is a guaranteed callback. We rout and fill before any sealer goes down.
You've been burned before. We get it.
The sealcoating trade has a quality problem. Here's what you've probably dealt with, and what we do instead.
Watered-down sealer that peels and fades in weeks.
Manufacturer-spec product. Two coats. Never thinned.
Spray-and-go with no surface prep or crack fill.
Full prep and crack treatment on every job.
Coal-tar product that's banned in Austin.
Eco-compliant asphalt emulsion only. Documented.
Verbal quote, surprise charges, change orders.
Written line-item pricing. No surprises.
Whole lot blocked. Tenants scrambling.
Phased closures planned around your operations.
Disappears after the invoice. No records.
Photo report with materials and coverage within 24 hours.
No warranty. Once they're paid, it's your problem.
12-month workmanship warranty, in writing.
Signs your parking lot needs sealcoating
- Surface is graying or fading from its original deep black
- Hairline cracks are beginning to form across the surface
- Water absorbs into the surface instead of beading on top
- It has been 2 to 3 years since the last sealcoat application
- Visible oxidation, pitting, or aggregate (rocks) showing through the surface
- Oil stains and tire marks are no longer washing off easily
Deferred sealcoating doesn't save money. It multiplies cost.
Sealcoat every 2-3 years at roughly $0.20 per square foot. A predictable line item in your operating budget.
Once oxidation and water destroy the base, you're looking at $4+ per square foot to rebuild the lot.
What deferred maintenance costs when you let the surface fail instead of protecting it.
Our sealcoating process
See our full process- 1
Aerial assessment & scoping
We start with an aerial imagery review and on-site walk to measure the lot, document existing conditions, and scope the work. You get a written condition report with photos before any quote is finalized.
- 2
Surface preparation
We power-blow and sweep the entire surface, then prime oil spots with a dedicated oil-spot primer so the sealer adheres to contaminated areas. Vegetation in cracks is killed and removed.
- 3
Crack treatment
Cracks wider than ¼" are routed and filled with hot-pour rubberized crack sealant before sealcoat goes down. Sealcoating without addressing cracks first is a common shortcut, and a guaranteed callback.
- 4
Sealcoat application
Two coats applied per manufacturer specifications using either spray or squeegee depending on surface condition. We use only Austin-compliant materials, applied to manufacturer specifications.
- 5
Curing & reopening coordination
We coordinate cure windows around your tenants and traffic patterns. Most lots are walkable in 4 hours and drivable in 24, but we plan around your reopening, not ours.
- 6
Documentation & photo report
Every job ends with a documented photo report showing the finished work, materials used, square footage covered, and the next recommended service date. You file it; we keep a copy.
What your lot looks like after
The difference is visible from the street.
A rich, uniform black surface
A deep, even finish that makes the whole property look maintained and makes fresh striping pop. Curb appeal isn't just for houses.
Protected from the elements
UV, water, oil, and oxidation sealed out, so the pavement you already paid for lasts 10 to 15 years longer.
A budget that doesn't surprise you
Predictable maintenance instead of a surprise six-figure reconstruction. Your pavement cost becomes a line item, not an emergency.
What makes Austin Pavement Co. different
We use only Austin-compliant materials. See our compliance standards.
Documented photo reports on every job
You receive before, during, and after photos with materials and quantities documented, not a verbal summary.
Austin-compliant materials only
We use only materials that meet the City of Austin's environmental standards. See our compliance page for details.
Trained application crews
Every crew member is trained on manufacturer specifications. We don't subcontract sealcoat work to whoever is available.
Schedule reliability
We commit to dates and respect weather windows. If we say Tuesday, we mean Tuesday, and we tell you on Monday if weather changes that.
Most contractors disappear after they cash the check. We don't.
Every project is backed by a 12-month workmanship warranty. If a defect in our application shows up in the first year, we come back and fix it, no cost, no runaround.
Sealcoating FAQ
Commercial Sealcoating across the Austin metro
We deliver commercial sealcoating in every city we serve. Choose your area for local details.
Protect your lot before it costs you a reconstruction.
Free aerial assessment, condition report, and quote, no obligation.
Related services
Parking Lot Striping
Layout and restriping with traffic paint engineered for commercial wear. Paired with every sealcoat job.
Read about Parking Lot StripingCrack Sealing
Hot-pour rubberized crack sealing to stop water intrusion before it undermines your base.
Read about Crack SealingPavement Maintenance Programs
Multi-year plans that protect your asset and your budget on a predictable schedule.
Read about Pavement Maintenance Programs