Commercial sealcoating applies a protective surface treatment to asphalt parking lots and roadways that blocks moisture, slows oxidation, and improves appearance. Sealcoat applied when the surface calls for it, typically every two to three years, is a cost-effective way to help extend the life of commercial pavement and delay the much larger cost of resurfacing or reconstruction.
Sealcoating protects a lot best on a schedule, with cracks sealed first and worn striping repainted after. We set up yearly parking lot maintenance programs for property managers in New Haven County and across Connecticut that plan the crack sealing, sealcoating, patching, and striping a lot needs over several years.
Every commercial sealcoating project from Maisano Brothers Inc. covers the work that makes the result last.
We walk the lot, identify cracks and failures that need attention before sealcoating, and confirm the pavement is in a state where sealing makes sense.
We sweep and power-wash the surface, removing dirt, oil, and loose material that would prevent the sealer from bonding.
We rout and fill working cracks with hot-applied rubberised sealant before the sealcoat goes down — water in cracks is the leading cause of pavement failure.
Oil and chemical stains are primed with an oil-spot sealer so the topcoat bonds correctly over them.
We spray-apply or squeegee a quality sealer at the manufacturer-specified coverage rate, in two coats where appropriate, with proper cure time between coats.
We re-stripe parking spaces, ADA markings, and traffic flow indicators once the sealer has cured.
Our free on-site estimate includes an honest assessment and a clear recommendation — no pressure, no obligation.
A clear, proven sequence from first call to finished project.
We walk the property with you, identify cracks and failures that need crack sealing or patching first, and confirm sealcoating is the right call.
We provide a written estimate covering crack prep, oil-spot treatment, sealcoat coverage, and striping.
We schedule the work for after-hours or phased over weekends to keep your lot open as much as possible.
We seal cracks, prime oil spots, and clean the surface before sealer goes down.
We apply sealcoat at proper coverage rate, allow cure time, and re-stripe the lot.
The standards and details that separate work built to last from work built to look finished.
Sealcoat is not a crack filler. We rout and seal working cracks first so the sealcoat is doing the job it is designed for — surface protection.
Under-applied sealcoat looks like sealcoat but fails in a season. We apply at manufacturer-specified rate, in two coats when conditions call for it.
We use proven commercial sealer products — not the cheapest gallon on the shelf — because the cost of a re-coat at year one dwarfs the cost of doing it right the first time.
Sealcoat needs time to cure before traffic. We schedule the work around your operations so the surface is ready when it has to be.
Most commercial lots benefit from sealcoating every two to three years. Higher-traffic lots and lots with significant oxidation may need it more frequently; well-maintained lots in low-traffic settings can stretch to four years.
Most commercial sealcoat needs 24 hours of dry weather before light traffic and 48 to 72 hours before normal operations. We work around your hours to keep the lot open.
No — sealcoat is a surface protectant, not a crack filler. Working cracks need to be routed and sealed with hot-applied rubberised sealant before the sealcoat goes down. We handle both in the same project.
Fresh sealcoat is deep black and fades to a softer charcoal over the first year. The colour is cosmetic — the protective function lasts the full two-to-three year cycle.
Sealcoat needs warm dry conditions to cure properly — we typically run sealcoating from late spring through early fall in Connecticut.
Asphalt crack sealing routes and fills active cracks with hot-pour rubberized sealant before water can reach the base. Inspected regularly and sealed as cracks appear, as part of a maintenance program, it can help extend the useful life of a parking lot or driveway at a fraction of the cost of repair or replacement.
Learn moreCommercial parking lot repair addresses potholes, cracks, failed sections, and worn surfaces before they spread. Maisano Brothers Inc. repairs Connecticut parking lots with patching, crack sealing, and overlays, and recommends reclamation only when repairs no longer make sense.
Learn moreParking lot line striping marks stalls, drive aisles, fire lanes, and accessible spaces with durable traffic paint. Maisano Brothers Inc. stripes new and existing Connecticut lots with clean, organized, code-aware layouts.
Learn moreLocal pages for the towns where we have documented work, with projects from each.
Tell us about your driveway, parking lot, or court and we will provide a clear, no-pressure written estimate.