Sealcoating, Crack Sealing & Parking Lot Striping

Sealcoating frequency depends on pavement condition, traffic volume, exposure and the type of previous maintenance performed. A professional inspection is the best way to determine when another application makes sense for a specific property.

The goal is preventative maintenance rather than waiting until the asphalt has already experienced significant deterioration. A properly timed maintenance program can also help keep the property looking cleaner and more consistent.

• Review existing surface wear and oxidation
• Consider vehicle volume and traffic patterns
• Check areas exposed to fuel, oil and standing water
• Coordinate sealcoating with crack repair and striping

Sealcoating is a surface treatment and is not intended to fill significant pavement cracks by itself. Treating cracks first allows the maintenance system to address both surface protection and existing openings in the asphalt.

Cracks can provide a path for moisture to reach lower pavement layers, where continued movement and weather exposure may contribute to additional deterioration. Addressing them early is therefore an important part of preventative pavement care.

• Identify active cracks before surface treatment
• Clean debris from the repair area
• Seal appropriate cracks before applying sealcoat
• Monitor repaired areas during future maintenance cycles

Reopening time varies with the material used, temperature, humidity, pavement conditions and the scope of the project. The work area should remain closed until the applied materials have cured sufficiently for vehicle traffic.

For commercial properties, phasing the work can help maintain access while individual sections are completed and allowed to cure. Midway can coordinate sequencing around property operations and traffic needs.

• Plan temporary closures before work begins
• Keep vehicles off freshly treated pavement
• Follow project-specific curing instructions
• Phase larger parking areas when practical

Yes, existing parking layouts can often be refreshed or restriped when the current configuration still works for the property. If the layout needs to change, the project can also include new stall locations, directional markings and other pavement graphics.

Property owners should also consider accessibility requirements whenever a parking facility is restriped. ADA guidance specifically addresses accessible spaces, access aisles, routes and related markings. :chatgpt-content-reference{index="1"}

• Refresh faded parking stall lines
• Update directional arrows and traffic markings
• Review accessible parking space requirements
• Evaluate whether the existing layout still fits the property

The work area should be cleared of vehicles and other obstructions before the scheduled start time. Property managers should also communicate temporary closures or alternate parking arrangements to tenants, employees and visitors in advance.

Larger commercial projects may be completed in phases so portions of the property can remain accessible. Final scheduling should account for weather, traffic demands and the amount of pavement being treated.

• Remove vehicles from scheduled work zones
• Notify tenants, employees and customers
• Identify required access points before work starts
• Plan phased closures for larger properties
• Confirm the final work schedule with the project team