Seal Coating Services in Denver, Colorado


Seal Coating is the act of placing a liquid emulsion called sealant over an asphalt base. It is typically applied over clean asphalt with rubber squeegees to seal and protect the surface of your asphalt parking lot. Seal coating manufacturers recommend applying two coats of asphalt slurry seal to your asphalt surface every 1 to 2 years, depending on use and wear.
The main reason to apply new seal-coat to your lot is to protect what is typically one of the larger investments on your property; the parking lot. Seal coating is to asphalt what sunscreen is to your skin or the clear coat to the paint on your car. It keeps the asphalt protected and safe from harsh elements such as sun, rain and snow. While offering waterproofing qualities, it also protects asphalt from everything that it is vulnerable to; UV, oxidation, oil/gas/fluids leaking from cars, water, weather and traffic.
If the protective seal coat is not performed routinely, damage to the asphalt surface and sub-grade below is a serious risk. In Colorado, the freeze/thaw cycles that we experience are severe and repetitive, thusly drying the asphalt surface prematurely and allowing water to penetrate causing further damage. Routine maintenance, including crack sealing and seal coating will protect and extend the serviceable life of your pavement.

Mountain States Asphalt Paving (MSAP) performs several types of seal coating repair projects. Most importantly, we prefer to squeegee apply sealer with squeegee machines. In doing this, we place a thicker coat of seal (5-7 square yards/gallon) and are able to add up to 4 lbs of sand per gallon of seal, which offers a strong and durable wear surface. Alternate methods of spraying sealer are quite inferior to a squeegee method for numerous factors, including the fact that sealer loaded with more than 1-2 lbs of sand simply doesn't spray very well. Spray methods offer no guarantee of coverage (up to 10-16 square yards/gallon) and are not as durable as a squeegee application.
Each customer and property type is unique, and comes with its own set of challenges and special needs that we keep in mind. From seal coating shopping center parking lots to apartment complexes, there are many differences in the types of seal-coating projects that we service. Shopping malls & strip centers are a prime example of a special needs project and understand the urgency in getting retail store fronts and driveways returned to service quickly is what makes us unique among the many contractors who perform this type of work... Below are some of the typical seal-coating project types we have experience in performing.
  • Parking Lots
  • Commercial Buildings
  • HOA's & Apartments
  • Schools & Colleges
  • Houses of Worship
  • Day Care Facilities
  • Shopping Centers
  • Residential Driveway (limited)