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Large Parking LotSealcoat Overview

Sealcoat is applied to asphalt to seal the pavement surface and protect it from the degradation caused by sunlight, oxidation, and water, and to act as a shield against drippings such as oil and gasoline. Sealcoat also beautifies the pavement by providing a smooth, black, even surface ideal for painting lines and sweeping. On older pavements, sealcoating can replace fine particles lost from the asphalt surface while sealing small cracks before they become larger, protecting the supporting base material from water intrusion. While sealcoats have historically been designed for off-highway use where there are low traffic speeds, newer, more complex blends are being used on roads, highways, and runways.

Sealcoating Contractors – Southern Striping

Southern Striping installs both Polytar™ and Guardian PM™, two of the premiere sealcoats on the market. Polytar™ uses polymer technology to assure longer-lasting protection and improved hot and cold weather performance. Guardian PM is an asphalt emulsion sealer that is known for a deep black color as well as being environmentally friendly. Southern Striping can also design custom mixes specifically tailored for the needs of your roadways, runways, or parking lots. Call Southern Striping today for a complete analysis of your property.

Sealcoat Advantage

Low Cost

Sealcoat costs pennies per square foot compared to the dollars needed to repair or replace damaged asphalt. Sealcoat is also less expensive than heavier slurry seal and micro surfacing treatments.

Safety & Appearance

Sealcoating when coupled with striping improves the visibility of pavement markings on your property helping pedestrians and drivers to choose the correct path of travel.  Sealcoat can put a smile on your pavement by providing a smoother, blacker, and more even surface that gives a good impression to prospective tenants, home buyers, customers, and the general public.


When used as part of a preventive maintenance plan, sealcoating dramatically extends the life of asphalt pavement – saving you money over the long-term. Preventive maintenance saves you money.


Sealcoats typically last between 3-5 years, depending on the quality of the material used and the millage (thickness) of the actual application. Sealcoats have a shorter life span than heavier-duty treatments like slurry seal and micro surfacing.

What Is Sealcoat?

Sealcoat is generally a mixture of emulsified asphalt, water, mineral fillers, and various other components. Premium grade sealcoat materials use select, highly stable asphalt binders with cross-linking chemistry and premium, crushed-graded aggregate particles.

Applying Sealcoat

Sealcoats are applied by rubber squeegee, broom, or mechanical spray. Many pavement engineers recommend a two coat application using a squeegee application on the first coat and a spray application on the second. This allows the mechanical down pressure of a squeegee to fill cracks, displace dust particles and to insure adherence while the second spray coat provides an even filling of voids and a smooth, uniform finish.

Maintaining disabled parking is not only good for business, it’s the law.

Businesses that provide goods or services to the public are required to remove architectural barriers in existing buildings and make sure that newly built or altered facilities are constructed to be accessible to individuals with disabilities. Commercial facilities that do not provide goods/services directly to the public are only subject to new construction and alteration requirements.

Specific ADA rules may vary, depending upon your location, but there are standard regulations outlining the number, size, and location of handicap parking stalls, handicap-accessible ramps up to sidewalks, and the installation of signs indicating handicap parking.

Southern Striping offers the following ADA Compliance services:

  • Handicap Parking Lot Markings: parking stalls, emblems, external paths of travel
  • Signage Installation
  • Handicap Ramps
  • Handrail Installation
  • Truncated Dome Installation: This isn’t a requirement under the 2011 ADA Standards, but detectable warnings are required under the California Building Code for vehicular hazard areas and transit platforms.
  • External Paths of Travel
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