Parking Lot Seal Coating & Concrete Sealing in DFW
Texas sun dries out asphalt and bakes joint sealant until it falls out. Seal coating, joint sealing and concrete sealer slow that down, for a lot less than repairing what water and UV break.
Commercial lots · Apartments · HOAs
Seal coat is for asphalt. Concrete gets sealed differently.
People use "seal coating" for everything. Here's what each surface actually needs:
- Asphalt:a seal coat is a thin coating spread over the surface. It blocks UV and water and slows the asphalt from drying out and raveling. Cracks get filled first.
- Concrete:you don't spread a black coating on concrete. Concrete gets its joints and cracks sealed with a flexible sealant, and the surface can get a clear penetrating sealer that keeps water out.
- Mixed lots:a lot of DFW lots are asphalt parking stalls with concrete drive lanes, curbs and dumpster pads. Those get both treatments, in one trip.
If someone offers to seal coat your concrete lot with the same product they use on asphalt, ask why.
Seal coating and sealing services
Asphalt seal coating
Clean, fill cracks, then apply seal coat in sections so the lot stays partly open.
Crack filling
Hot or cold crack filler in asphalt cracks before they let water reach the base.
Concrete joint sealing
Old sealant cut out, joints cleaned, backer rod set, new flexible sealant installed.
Concrete crack sealing
Cracks routed and sealed so water stays out of the base.
Penetrating concrete sealer
Clear sealer for sidewalks, pool decks and pads to cut water absorption.
Step by step
- 01
Walk and plan
We look at the surface, mark cracks and failed spots, and plan sections so part of the lot stays open.
- 02
Repair first
Failed areas get repaired before sealing. Seal coat over a broken base is wasted money.
- 03
Clean
Blow and sweep the surface. Oil spots get treated so the coating sticks.
- 04
Fill and seal
Cracks and joints filled, then seal coat applied to asphalt in sections.
- 05
Cure and reopen
Barricades stay up until the coating has cured, then the section reopens.
Seal coat needs dry weather and warm enough temperatures to cure, so we schedule around the forecast. In DFW that usually means spring through fall.
How often should a DFW parking lot be sealed?
There's no single number that fits every lot. A busy retail lot that bakes in full sun wears faster than an office lot with half its stalls empty. As a rough rule, asphalt seal coat gets redone every few years, and concrete joint sealant gets checked every year and replaced when it's cracked, pulled loose or missing.
We'll look at your surface and traffic and give you an interval that makes sense for that lot, not a sales calendar.
- Asphalt that looks gray and rough instead of black is drying out
- Small cracks are spreading into spider-web patterns
- Joint sealant is hard, cracked or gone
- Weeds growing out of joints and cracks
What affects seal coating cost
Square footage
The biggest factor for seal coat.
Crack and joint footage
Crack filling and joint sealing are priced by length.
Surface condition
Heavy oil spots, failed areas and repairs before sealing.
Phasing
How many sections it takes to keep the lot open.
Number of coats
High-traffic drive lanes may need more than the stalls.
Related services and areas
Parking Lot Seal Coating & Concrete Sealing: common questions
Can you seal coat a concrete parking lot?
Concrete doesn't get the black seal coat used on asphalt. It gets its joints and cracks sealed with a flexible sealant, and the surface can get a clear penetrating sealer. Mixed lots get both treatments.
How long does seal coat need to dry before cars park on it?
Usually about a day, depending on temperature, humidity and sun. We keep barricades up until it's ready and phase the lot so part of it stays open.
How often should a parking lot be seal coated in Texas?
Typically every few years for asphalt, depending on sun and traffic. Concrete joint sealant should be checked yearly. We'll recommend an interval for your lot.
Does seal coating fix cracks?
No. Cracks get filled first. Seal coat protects the surface. It doesn't fix a failed base or broken pavement, so those get repaired before sealing.
Can you seal coat in winter?
Seal coat needs warm, dry weather to cure, so most of it gets done spring through fall in DFW. Joint sealing has more flexibility.
How much does parking lot seal coating cost?
It's priced mainly by square footage, plus crack and joint footage and surface prep. We give you a written estimate after we look at the lot.
Send us the address. We'll come look.
Photos get you the fastest answer. One wide shot that shows where the problem is, then a couple of close-ups. Put a shoe or a tape measure in the close-ups so we can judge size.
Mon-Fri 7:00 AM-5:00 PM
Lot looking gray and tired?
Call or text 469-237-8862. We'll tell you if it needs sealing, repair, or both.