Sealcoating, Crack Filling & Asphalt Repair
Three jobs in one trip. Sealcoat, crack-fill, patch. Free estimate by phone.
The asphalt you already paid for
Pacific Northwest rain is hard on asphalt. Without sealcoat, a lot that should run fifteen to twenty years is ready for repaving at eight to twelve. Sealcoat every two to three years on a commercial lot costs a few hundred to a couple thousand dollars. Full repave runs tens of thousands. The math always favors keeping up.
Property managers usually call us when the lot's started to look gray, when cracks are running longer than last summer, or when soft spots are showing up under truck tires. These are the three jobs that delay repave: seal the surface, fill the cracks, patch the failures. Done in the right order, your lot gets another decade of service life.
Three jobs that extend lot life
Sealcoating. Asphalt-emulsion sealcoat, applied at the right cure window (May through September, 50°F and up for 24 hours after we apply). Coal-tar has been illegal in Washington since 2011, so we use emulsion exclusively. Two coats, twenty-four hour cure, lot back in service the next day. Typical cadence is every two to three years on a commercial lot.
Crack filling. Hot-pour rubberized sealant meeting ASTM D6690, the federal spec for asphalt joint and crack sealants. Flexes with temperature swings instead of cracking back open. Holds three to five years on a typical commercial lot. We fill anything quarter-inch or wider. Narrower cracks get covered by sealcoat. Wider failures need patching.
Asphalt repair. Pothole patching, soft-spot repair, edge break-up. Saw-cut to clean edges, remove failed material down to a sound base, hot-mix compacted in lifts. Patch needs about thirty days to off-gas before you sealcoat over it. Most lots that look like they need a repave only need patches in a few key spots.
The right sequence
Done in order: crack-fill, then patch, then sealcoat, then stripe. Skipping any step costs money on the next round. Skip the crack-fill and the sealcoat bridges over the gap and splits in two years. Skip the patch and the sealcoat sinks into the failure. We walk the lot, tell you which steps your lot actually needs, and under-recommend by default.
How to think about timing
Two or three years out from your last sealcoat with hairline cracks showing? Crack-fill plus sealcoat is the visit. Potholes already there? Repair first, then sealcoat over the patches about thirty days later. Can't remember the last time anyone sealed the lot? Call for a free walk. We'll lay out a one-trip plan with the steps in the right order.
Service area
Kent, Auburn, Federal Way, Tacoma, Renton, Covington, and the surrounding South King and Pierce County area. Marine, family operated, Covington-based.
Ready to walk the lot?
Not sure where to start? Call (253) 264-5064 and we'll come look at it. Free estimate, real number after, no pressure to commit.
Property Managers Choose Us
Precision Craftsmanship
We apply every line, seal, and marking with care, so the finished result looks sharp, holds up, and reflects well on your property.
Straightforward Service
Clear communication, fair pricing, and a commitment to doing the job right without cutting corners.
Convenient Scheduling
We work around your schedule—including evenings and weekends—so your lot stays open and your operations stay uninterrupted.
Lasting Protection
Our sealcoating helps preserve your pavement, reduce wear, and prevent costly repairs down the road.
