Why Contractor Selection Matters
A poorly executed sealcoating job can actually damage your asphalt. Applying sealer too thin, skipping surface preparation, or using inferior materials leads to premature failure, peeling, and wasted money. Choosing the right contractor is the single most important factor in getting value from your maintenance budget.
Here are the 10 questions every property manager should ask before hiring a sealcoat contractor.
1. Are You Licensed and Insured?
This is non-negotiable. A licensed contractor has met state requirements and is accountable to regulatory bodies. Insurance protects you from liability if a worker is injured on your property or if the contractor damages your facility.
Ask for a certificate of insurance directly from the contractor's insurance provider. Verify that general liability and workers' compensation coverage are current. If a contractor cannot provide proof of insurance, do not hire them.
2. What Materials Do You Use?
The quality of sealcoat materials varies dramatically. Premium contractors use commercial-grade coal tar emulsion or asphalt emulsion blended with silica sand and polymer additives. Low-quality contractors use diluted, bargain-bin products that fade and peel within months.
Ask specifically what product they use, whether it includes sand additive for durability, and what the coverage rate is (measured in gallons per square foot). A proper two-coat application uses 0.25-0.30 gallons per square foot total.
3. What Is Your Surface Preparation Process?
Surface preparation is 80% of a quality sealcoating job. If a contractor doesn't properly prepare the surface, the sealer will not bond and will fail prematurely. Proper preparation includes:
- Power blowing or sweeping to remove debris
- Pressure washing for heavily soiled areas
- Oil spot treatment with primer
- Crack filling before sealcoating
- Edge cleaning and vegetation removal
4. How Many Coats Do You Apply?
For commercial properties, two coats are the industry standard. One coat is insufficient for high-traffic areas and will wear through within months. If a contractor quotes one coat for a commercial lot, that's a red flag.
The first coat fills voids and provides the base layer. The second coat provides the wearing surface and uniform appearance. Two coats last 2-3x longer than one coat.
5. Do You Provide Written Warranties?
A contractor who stands behind their work will offer a written warranty. Typical warranties for commercial sealcoating range from 1-2 years against peeling, fading, and premature wear. If a contractor offers no warranty, they don't stand behind their work.
Read the warranty carefully. Some warranties only cover materials, not labor. Look for a warranty that covers both and includes a free return visit if issues arise.
6. Can You Provide References from Similar Properties?
Ask for references from commercial properties similar to yours in size and type. A contractor who mainly does residential driveways may not have the equipment or experience for a 100,000 sq ft commercial lot.
Call at least 3 references. Ask about the quality of work, timeliness, professionalism, and whether the sealcoat held up over time. A reputable contractor will be happy to provide references.
7. What Is Your Project Timeline?
A professional contractor should be able to give you a clear timeline including start date, project duration, and cure time before the lot can reopen. For commercial properties, ask about night and weekend scheduling to minimize business disruption.
Be wary of contractors who can start immediately — quality contractors are usually booked 2-4 weeks out. Also be wary of contractors who quote unrealistically fast timelines — rushing leads to poor preparation and application.
8. Do You Handle Crack Filling and Repairs?
Sealcoating over unfilled cracks is a waste of money. The sealer will bridge the crack and crack again within weeks. A full-service contractor should handle crack filling, pothole repair, and striping in addition to sealcoating.
Hiring one contractor for all services is more efficient and ensures proper sequencing — cracks filled first, then sealcoat, then striping. Multiple contractors increase coordination risk and liability.
9. What Are Your Payment Terms?
Be cautious of contractors who demand full payment upfront. Standard payment terms for commercial projects are 30-50% deposit with the balance due upon completion. For very large projects, milestone payments may be appropriate.
Never pay the full amount before work begins. If a contractor insists on full upfront payment, that's a significant red flag.
10. Are You Familiar with Local Codes and ADA Requirements?
If your project includes striping, the contractor must be familiar with local parking codes and federal ADA requirements. An inexperienced contractor may layout spaces that don't meet code, exposing you to fines and compliance issues.
Ask about their experience with ADA-compliant layouts, local fire code requirements for fire lanes, and any municipality-specific requirements in your area.
The Bottom Line
Choosing the right sealcoat contractor comes down to verifying credentials, asking the right questions, and checking references. The cheapest contractor is rarely the best value — poorly executed sealcoating costs more in the long run than paying a premium for quality work.
At Sealcoat Works, we welcome all of these questions. We are fully licensed and insured, use commercial-grade materials, provide written warranties, and have 15+ years of references from satisfied commercial clients. Contact us for a free estimate.
