Churches, apartment complexes, offices, storage facilities, and retail strips across Lucas and Wood County. Scheduled around your hours, sectioned so access stays open.
A homeowner seals a driveway partly because it looks better. A property owner seals a lot because deferred asphalt maintenance is one of the most expensive mistakes in building ownership, and it is expensive in a way that stays invisible until it suddenly is not.
Replacing asphalt costs multiples of what maintaining it costs, and the gap widens every year the maintenance is skipped. A lot that is sealed and crack-filled on a schedule can run for decades on its original base. The same lot left alone lets water through the surface, into the base, and through a couple of Ohio winters, at which point you are not buying a coating any more, you are buying excavation.
There is a second cost that does not show up on a maintenance line. A faded lot with weeds coming through the cracks and no visible stall lines is the first thing a visitor sees, before the building, before the signage, and before anyone says hello.
Almost no commercial property can close its parking for two days, so the work gets planned around that rather than in spite of it.
Most lots get done in sections. Half the lot gets cleaned, filled, and coated while the other half stays open, then they swap once the first half has cured. For properties with genuinely no slack, the work moves to evenings, weekends, or whichever day your traffic actually drops, which for a church is not Sunday and for an office park is not Tuesday.
Apartment complexes get handled building by building with notices posted ahead so residents can move vehicles. That coordination is part of the job rather than something handed back to your office manager.
A freshly sealed lot is a blank sheet. Every stall line, arrow, handicap marking, fire lane, and number that was on it before is now under the coating.
So striping is quoted with the seal rather than as a surprise afterwards, and the two are scheduled back to back. It is also the natural moment to fix a layout that was never quite right, because re-striping to a new plan costs the same as re-striping to the old one. If you have been losing spaces to badly laid out stalls or you need to bring accessible parking up to current standards, this is the cheapest time to do it. See line striping for how that side works.
You get the lot measured, a written scope that separates crack filling, patching, sealing, and striping into their own numbers, and a schedule that says which sections happen when.
Separating those numbers matters. It lets you stage the work across two budget years if that is what the property needs, and it means you can see exactly what you are paying for rather than one lump figure. Sometimes the right answer for a lot in rough shape is crack filling and patching this year, and sealing next year once the repairs have settled.
Certificates of insurance go to your property manager or facilities contact directly, before the crew arrives.
Per square foot, at a lower rate than residential because of the scale, with crack filling, patching, and striping quoted as separate line items. Getting those broken out is the point, because it lets you stage the work across budget years instead of facing one number.
Yes. Most lots get done in sections during normal days, but evening and weekend work is normal for properties that genuinely cannot lose the parking. Sealer still needs the temperature and dry window to cure, so overnight work is limited by weather rather than willingness.
It depends on size and how it is sectioned, but the constraint is usually cure time rather than application time. A section coated in the morning needs the rest of the day and ideally the night before it takes traffic. That is why sectioning matters more than crew size.
Yes. Multiple properties get walked and quoted together, which usually produces a better number than pricing them one at a time, and gives you one schedule across the portfolio instead of five.
Sealer needs pavement above about 50 degrees and rising, no rain for roughly 24 hours on either side, and daylight to cure in. In Northwest Ohio that puts the season between late April and roughly mid-October. After that, cold nights and heavy morning dew stop it curing properly. Anyone offering to seal in November is selling a coat that will peel.
Twenty four hours, and forty eight is better if the weather is cool or damp. Foot traffic is usually fine before vehicle traffic. The one thing to avoid for the first few days is turning your wheels while sitting still, because power steering scuffs fresh sealer.
We are setting up general liability cover as part of forming the business, and no commercial work gets booked before it is in place. Ask us where that stands when you call and you will get a straight answer rather than a brochure line.
Two coats over sound asphalt, cracks filled first, and a straight answer if your driveway does not actually need it...
Read moreCracks are how water gets into the base. In this climate, filling them is the single highest-value dollar you can...
Read moreRestriping after a seal, accessible stalls done to current standards, fire lanes, arrows, numbering, and layout work...
Read moreFailed sections cut out and rebuilt so the repair is flush and permanent, rather than shovelled full of cold patch...
Read moreFree quotes. A photo of the driveway or lot gets you a real answer fastest, including the answer that it does not need anything this year.