Asphalt Sealcoating
Asphalt Sealcoating in Colorado Springs
Protect Your Parking Lot From Colorado Weather
Asphalt sealcoating in Colorado Springs helps protect your parking lot from harsh local conditions. Over time, sun, snow, ice melt, water, oil, and daily traffic can dry out asphalt and make it fade, crack, and break down. White Stripes Parking Maintenance provides professional asphalt sealcoating in Colorado Springs for commercial properties, apartments, churches, HOAs, shopping centers, and local businesses.
Sealcoating helps protect your asphalt, improve curb appeal, and give your lot a clean, dark finish. It is one of the best ways to keep your parking lot looking cared for before bigger repairs are needed.
Ready to protect your parking lot?
Why Asphalt Sealcoating Matters in Colorado Springs
Asphalt sealcoating adds a protective layer over your pavement. It helps block out damage from the sun, water, oil, salt, and daily traffic.
Sealcoating can help:
- Protect your asphalt from weather and wear
- Slow down surface cracking
- Improve curb appeal
- Give your lot a clean, black finish
- Help parking lot lines stand out better
- Support a smart long-term maintenance plan
However, sealcoating does not fix deep cracks, potholes, or failed asphalt. If your lot has damage, we can inspect it first and recommend the right repair plan before sealing.
We Use High-Quality Asphalt-Based Sealer
Not all sealers are the same.
White Stripes primarily uses Polymer-Modified MasterSeal® (PMM) from SealMaster®. SealMaster describes PMM as a mineral-reinforced asphalt emulsion sealer made for strong adhesion, flexibility, durability, fuel resistance, UV resistance, and a deep black finish.
We do not use coal-tar sealer.
Coal-tar-based sealcoating has been linked to high levels of polycyclic aromatic hydrocarbons (PAHs). USGS studies have identified coal-tar-based sealcoat as a major source of PAH contamination in many urban areas, and several PAHs are suspected human carcinogens and toxic to aquatic life.
We choose safer, higher-quality materials because your property, your customers, our crew, and our local environment matter.
The right product matters, and so does the way it is applied. For commercial asphalt sealcoating, White Stripes uses professional spray equipment and overlaps each pass by about 50%. This provides even coverage and gives your parking lot a clean, consistent finish. When needed, edges are cut in by hand to help prevent overspray near curbs, sidewalks, buildings, landscaping, and other sensitive areas.
Our Asphalt Sealcoating Process
We take the time to prep your lot the right way. Good results start before the sealer is applied.
1. Parking lot inspection
Every project starts with a look at your asphalt. The lot is checked for cracks, potholes, oil spots, loose material, drainage issues, and worn areas.
2. Repair recommendations
Sealcoating works best when the surface is ready. If cracks, potholes, or damaged areas need attention first, you’ll get a clear recommendation before sealing begins.
3. Surface cleaning and prep
Good prep helps the sealer bond to the asphalt. Loose dirt and debris are removed so the surface is ready for a clean, even application.
4. Professional sealer application
The sealer is applied with professional equipment for even coverage and a clean, finished look.
5. Dry time and reopening plan
Your parking lot needs time to dry before traffic returns. The project is planned to help reduce disruption for tenants, employees, customers, and visitors.
Want help planning your sealcoating project?
When Should You Sealcoat Your Parking Lot?
Most commercial parking lots should be sealcoated every 2 to 3 years, depending on traffic, sun exposure, weather, and pavement condition.
You may be ready for sealcoating if your parking lot:
- Looks gray, faded, or dry
- Has small surface cracks
- Has dull or hard-to-see striping
- Soaks up water instead of shedding it
- Looks worn but is still in fair condition
- Has not been sealed in several years
The best time for asphalt sealcoating in Colorado Springs is usually during warm, dry weather. Spring, summer, and early fall are often best.
Because the parking lot must be clear during the work, it is smart to schedule early.
Commercial Asphalt Sealcoating in Colorado Springs
We help property owners and managers keep their parking lots looking clean, safe, and professional.
Our asphalt sealcoating services are a good fit for:
- Shopping centers
- Office buildings
- Hospitals and medical facilities
- Apartment communities
- Industrial properties
- Small businesses
- Commercial and municipal parking lots
If your lot also needs crack sealing, pothole repair, parking lot striping, ADA markings, arrows, or curb painting, we can help with those services, too.
Why Choose White Stripes?
You should not have to chase down a contractor or wonder what happens next. White Stripes makes parking lot maintenance simple with clear communication, quality materials, and honest recommendations.
Local Expertise
Colorado weather is hard on asphalt. Our team helps local property owners protect their lots from sun, snow, water, and daily traffic.
Quality Sealer
We use PMM, an asphalt-based sealer from SealMaster, and apply it with 50% overlapping spray passes for smooth, even coverage.
No Coal Tar
Instead of coal-tar sealer, we use an asphalt-based product that is better for your property, our crew, and the local environment.
Clear Guidance
If your lot needs crack sealing, pothole repair, or prep work before sealcoating, we’ll explain what needs to be done and why.
Less Hassle
Save time by working with one contractor equipped to address all your parking lot maintenance needs.
Simple Quotes
Tell us about your property, and we’ll help you take the next step. Our goal is to make the quote process simple from the start.
FAQs: Asphalt Sealcoating in Colorado Springs
How often should a commercial parking lot be sealcoated?
Most commercial parking lots benefit from sealcoating every 2-3 years, depending on traffic, weather exposure, and the condition of the asphalt. Properties with heavy traffic or full sun exposure may need maintenance sooner.
Does sealcoating fix cracks or potholes?
No. Sealcoating protects the surface of the asphalt, but cracks, potholes, and other damaged areas should be repaired first. We can inspect your parking lot and recommend crack sealing, pothole repair, or other asphalt repairs before sealcoating.
How long does sealcoating take to dry?
Most parking lots need to stay closed for 24-48 hours after sealcoating, depending on weather, shade, temperature, humidity, and traffic needs. For larger facilities that cannot shut down for a full day, we also have access to a faster-drying sealer option that may allow traffic to return within hours. This option is typically reserved for larger 24/7 properties, such as hospitals, where downtime is a major concern.
Can you restripe the parking lot after sealcoating?
Yes. Sealcoating covers the existing lines and markings, so restriping is required once the sealer has dried. We can repaint parking stalls, ADA markings, fire lanes, arrows, crosswalks, loading zones, and other pavement markings so your lot is ready to reopen safely.
What type of sealer do you use?
We primarily use SealMaster PMM, an asphalt-based, polymer-modified sealer. We do not use coal tar sealer. PMM gives your parking lot a clean black finish while avoiding the environmental and health concerns associated with coal tar products.
When is the best time to sealcoat in Colorado Springs?
Sealcoating works best during warm, dry weather, usually late spring through summer and into early fall. The pavement needs the right temperature and dry conditions for proper adhesion and curing.
Does the parking lot need to be completely empty?
Yes. The areas being sealcoated need to be clear of vehicles before we arrive. For larger properties, we can often phase the work by section to help reduce disruption for tenants, employees, or customers.
Get a Quote for Asphalt Sealcoating in Colorado Springs
A faded parking lot can make your property look older than it is. Sealcoating is a simple way to protect your asphalt and improve the way your property looks.
If your parking lot is dry, faded, or ready for maintenance, White Stripes Parking Maintenance can help.
Request your asphalt sealcoating quote today.