Asphalt in San Antonio takes a beating. Months of 100-degree days and strong UV dry out the binder that holds the pavement together. The surface turns gray, loose stones start to ravel, and small cracks open up. Oil and gas drips from parked cars soften the asphalt even more. A good sealcoat puts a protective layer back on top, so the pavement underneath lasts years longer and your property looks cared for.
Boca Brothers provides commercial sealcoating (some people call it seal coating or parking lot sealing) for retail centers, office buildings, medical offices, restaurants, churches, schools, apartments and HOAs all over San Antonio.
How we sealcoat a commercial parking lot
- Walk and measure. We measure every area, note cracks, oil spots and faded lines, and send you a written quote.
- Clean the surface. Dirt, debris and loose material are blown and swept off so the sealer bonds to the asphalt, not the dust.
- Prime oil spots. Oil stains get a primer first. Sealer laid over raw oil will peel.
- Fill the cracks. Cracks are cleaned out and filled with hot-pour rubberized sealant before any sealcoat goes down. Sealcoat alone does not stop water from getting into a crack.
- Two full coats. We apply two coats across the whole lot, plus an extra coat on drive lanes and entrances where traffic wears the surface fastest.
- Block it off to cure. Areas are barricaded until the sealer is ready for traffic.
- Restripe. Fresh lines go down on the new black surface so your lot is ready for customers.
We keep your business open
A closed parking lot costs you money. We plan the job around your hours. Larger lots can be done in sections so part of the lot stays open, and we can work early mornings, evenings or weekends. Before we start, we give you a schedule you can share with tenants and customers.
Why two coats matter
One thin coat looks good for a season and then wears through where cars turn and stop. Two full coats give you a thicker, more even layer that holds its color and protects longer. The extra coat on drive lanes and entrances is where most lots fail first, so that is where we put more material.
What sealcoating costs
Commercial sealcoating is priced by the square foot. The main things that affect your price are:
- Total square footage of the lot and drive lanes
- How many feet of cracks need to be filled first
- Number of oil spots that need primer
- Whether the lot needs to be done in sections or after hours
- The striping layout that goes back down afterward
Every quote is in writing and broken out line by line, so you know exactly what you are paying for.
How often should a commercial lot be sealcoated?
In our climate, most parking lots should be sealcoated every 2 to 3 years. Busy lots with heavy truck traffic or drive-thru lanes may need it sooner. Sealing on schedule costs far less than repaving, and it keeps small problems from turning into potholes.
Common questions
How long before cars can park on new sealcoat?
Most lots are ready for traffic about 24 hours after the last coat. Heat, shade and humidity change the cure time, so we tell you the exact reopening time for your job.
Can you sealcoat in the summer in San Antonio?
Yes. We start early in the day and watch the forecast. Sealcoat needs dry pavement and no rain for at least a day after it goes down.
Does sealcoating fix cracks and potholes?
No. Sealcoat protects the surface, but cracks must be filled first, and potholes or failed areas need to be repaired before sealing. We point out any area that needs repair when we measure.
Do you restripe after sealcoating?
Yes. We restripe your existing layout on the fresh surface, including accessible parking, arrows and fire lanes, or lay out a new design if you want one.
Do you work nights and weekends?
Yes. We can schedule early mornings, evenings or weekends, and split large lots into sections so your business stays open.