Asphalt Seal Coating in Southeast Michigan
D&J Contracting applies commercial seal coating across Macomb County and Metro Detroit. Protect your asphalt from UV rays, oil spills, and Michigan freeze-thaw cycles.
Licensed & Insured
Local Michigan Crews
38+ Years Experience
What Sealcoating Does For Your Commercial Pavement
Unsealed asphalt oxidizes in the sun, absorbs water in freeze-thaw cycles, and softens under fuel and oil drips. A fresh coat of sealer creates a protective barrier that slows all three of those processes at once.
| Problem It Prevents | How Sealcoating Helps |
|---|---|
| UV Oxidation | Slows fading, brittleness, and surface cracking |
| Water Infiltration | Seals micro-cracks before freeze-thaw cycles widen them |
| Petroleum Damage | Resists fuel and oil that soften and dissolve asphalt binders |
| Raveling | Binds loose aggregate so stones stop washing or scraping away |
| Staining and Appearance | Restores deep black finish, improving curb appeal for tenants and customers |
| Long-Term Cost | Routine sealing costs a fraction of mill-and-overlay or full replacement |
Our Commercial Sealcoating Process
We follow a structured four-step process on every commercial job to make sure the sealer bonds correctly and lasts as long as possible.
| Step | What We Do |
|---|---|
| 1. Surface Prep | Power-edge, blow debris, and clean oil spots with detergent and degreaser |
| 2. Crack Filling | Route and fill active cracks with hot-pour rubberized crack filler before sealing |
| 3. Sealer Application | Apply two coats of commercial-grade sealer by squeegee or spray for even coverage |
| 4. Cure and Reopen | Allow 24 to 48 hours cure time before reopening lanes to vehicle traffic |
We schedule work around your business hours whenever possible — early mornings, evenings, or staged sections — so operations are not disrupted.
Why Commercial Properties Trust D&J for Sealcoating
Extends Pavement Life
Sealcoating every 2–4 years can double or triple the lifespan of a commercial parking lot compared to leaving asphalt untreated.
Lowers Total Ownership Cost
Regular sealing is 10–20x cheaper per square foot than full-depth pavement replacement — the most cost-effective maintenance you can do.
Resists Fuel and Oil
Commercial lots take constant vehicle traffic. Sealer protects the asphalt binder from petroleum spills that cause softening and failure.
Withstands Michigan Winters
Sealed pavement sheds snowmelt instead of absorbing it, reducing freeze-thaw cracking during Michigan's harsh winters.
Improves Property Appearance
A freshly sealed lot signals a well-maintained property — important for retail centers, office parks, and apartment communities.
Reduces Slip and Liability Risk
Smooth, crack-free pavement reduces trip-and-fall hazards and shows due diligence in commercial property maintenance.
How Often Should You Sealcoat?
Most commercial lots should be sealed every 2 to 4 years. The right interval depends on traffic volume, pavement age, and sun exposure. Here is a general guide:
| Property Type | Recommended Interval |
|---|---|
| High-traffic retail or fast-food | Every 1–2 years |
| Office park or light industrial | Every 2–3 years |
| Low-traffic municipal or storage | Every 3–4 years |
| New asphalt (first application) | Wait 6–12 months after installation |
Signs Your Lot Needs Sealing Now
- Faded gray or brown color — original black finish has oxidized away
- Surface cracking or raveling — loose stone washing to the edges
- Visible oil stains with soft or sticky areas around them
- Water ponding in new areas after rain
- It has been more than 3 years since your last application
If you see two or more of these signs, a sealcoat application this season will prevent much more expensive repairs later.
A Word From Our Owner
"We started D&J because we saw too many commercial property managers getting locked into long contracts and mediocre work. Our business is built on straightforward pricing, showing up when we say we will, and doing the job right the first time. If the parking lot is not sealed correctly, you will be back patching cracks in two years instead of ten."
Commercial Properties We Sealcoat
We work with property managers, facility directors, and commercial owners across Southeast Michigan. The types of properties we service every season include:
- Retail shopping centers — strip malls, anchored centers, and standalone retail
- Office parks and corporate campuses — multi-tenant and single-tenant
- Industrial facilities — manufacturing plants, warehouses, and distribution centers
- Apartment and condominium complexes — managed parking areas and access drives
- Medical and professional buildings — clinics, dental offices, law offices
- Municipal and government properties — city-owned parking lots and service yards
- Restaurants and hospitality — hotels, banquet facilities, fast-food chains
After Sealcoating: Line Striping
Fresh sealer covers existing pavement markings. Most commercial clients pair sealcoating with a full re-stripe to get both jobs done in one mobilization. We apply ADA-compliant parking stall lines, fire lane markings, directional arrows, and loading zone designations.
Bundling sealcoating and line striping saves a second setup fee and gets your lot fully refreshed in one day rather than two separate visits. Ask us about package pricing when you request your quote.
Related services: Asphalt Line Striping | Parking Lot Maintenance
Seal Coating Service Area
We primarily serve Macomb County, Michigan. Our crews are local and know the area — no travel surcharges for any of the communities below.
Macomb County
Armada Township | Center Line | Chesterfield Township | Clinton Township | Eastpointe | Fraser | Grosse Pointe | Grosse Pointe Farms | Grosse Pointe Park | Grosse Pointe Shores | Grosse Pointe Woods | Harper Woods | Harrison Township | Macomb Township | Madison Heights | Memphis | Mount Clemens | New Baltimore | New Haven | Richmond | Roseville | Shelby Township | St. Clair Shores | Sterling Heights | Utica | Warren
Oakland County
Rochester | Rochester Hills | Troy
Not sure if we cover your area? Contact us and we will let you know right away.
Frequently Asked Questions: Commercial Sealcoating
What is the difference between coal tar sealer and asphalt emulsion sealer?
Coal tar sealer offers stronger resistance to petroleum products like fuel and oil, which is important for high-traffic commercial lots. Asphalt emulsion sealer is more environmentally friendly and works well on lots with lower vehicle counts. We recommend the right product based on your lot's traffic pattern and exposure.
How long does sealcoating take to dry before we can reopen the lot?
Most commercial seal coating applications need 24 to 48 hours of cure time before vehicle traffic can use the surface. Drying time varies with temperature and humidity. We factor cure time into the project schedule and work with you to stage sections so access is never fully cut off during business hours.
Can you sealcoat a lot that already has cracks?
Yes, but cracks should be filled first. We route and fill active cracks with rubberized hot-pour filler before applying sealer. Sealing over open cracks without filling them first leads to early failure. For very large cracks or areas with alligator cracking, patching or more extensive repair may be needed before sealing.
How many coats of sealer do you apply?
We apply two coats on commercial jobs. The first coat penetrates and bonds to the asphalt. The second coat builds thickness and provides a uniform finish. Two coats give significantly better protection than a single coat and extend the time between applications.
Will sealcoating fix alligator cracking or potholes?
No. Seal coating is a preventive surface treatment, not a structural repair. Alligator cracking and potholes indicate base failure and need to be patched or rebuilt before sealing. We will flag those areas during our pre-job walk and provide a separate quote for any patching needed.
How long does a professional sealcoating application last?
A properly applied two-coat commercial seal coat lasts 2 to 4 years under normal traffic conditions. High-traffic areas like drive-through lanes and parking lot entrances may need resealing sooner. We can help you set up a maintenance schedule that fits your budget and keeps your pavement in good condition year-round.
When is the best time of year to sealcoat in Michigan?
The ideal window is late spring through early fall — roughly May through September — when daytime temperatures are consistently above 50 degrees F and no rain is expected for 24 to 48 hours. We do not sealcoat when rain is imminent or when temperatures are near freezing, as both conditions prevent proper curing.
How much does commercial sealcoating cost?
Commercial sealcoating is typically priced by the square foot, and the cost varies based on lot size, condition, number of coats, and any crack filling needed. Larger lots usually benefit from a lower per-square-foot price. The best way to get an accurate number is a free on-site assessment — contact us and we will schedule one at your convenience.
Do I need to remove cars from the lot before you start?
Yes. The entire area being sealed must be clear of vehicles. We coordinate with property managers to schedule early morning or overnight work when possible to minimize disruption. For large lots, we can sometimes work in phases so only a portion of the lot is closed at a time.
Can sealcoating be applied on a sloped or banked lot?
Yes. We adjust our application method — typically using a squeegee rather than spray — for sloped surfaces to prevent runs and ensure even coverage. Proper surface prep is especially important on sloped lots to make sure the sealer bonds cleanly.
Does sealcoating make the lot slippery?
Fresh sealer can be slightly slippery until it fully cures. After curing, a properly applied coat provides good traction. We can add a sand aggregate to the sealer mix for high-pedestrian areas like building entrances or crosswalk zones to improve slip resistance.
How soon after new asphalt installation can I sealcoat?
New asphalt should cure for at least 6 to 12 months before sealcoating. Sealing too early traps oils that need to evaporate from the asphalt as it cures, which weakens the pavement. We will advise you on the right timing during your project walkthrough.
Do you handle line re-striping after sealcoating?
Yes. We offer full pavement marking services including parking stall lines, ADA-compliant accessible spaces, fire lane markings, directional arrows, and loading zone designations. Bundling line striping with your sealcoating project saves a mobilization fee and gets both jobs done in a single visit.
What areas of Southeast Michigan do you serve for sealcoating?
We primarily serve Macomb County, including communities such as Sterling Heights, Clinton Township, Shelby Township, Warren, and all other Macomb County cities. We also work in select Oakland County communities including Troy, Rochester, and Rochester Hills. Contact us to confirm coverage in your area.
How do I get a quote for my commercial parking lot?
The easiest way is to use our contact form or give us a call. We will schedule a free on-site assessment where we measure the lot, assess the current pavement condition, and walk you through what is recommended. You will receive a written quote with no obligation to proceed.
Ready to Protect Your Asphalt with Seal Coating?
D&J Contracting is Southeast Michigan’s trusted commercial contractor. We respond to estimate requests within one business day and provide written quotes at no cost.
Call (586) 954-0008 or request an estimate online.