Parking Lot Sealcoating & Line Striping

Protective Asphalt Maintenance for the Pacific Northwest

Asphalt in the Pacific Northwest takes a beating. Constant moisture, moss growth, temperature swings, and UV exposure accelerate pavement breakdown faster than in drier climates. Sealcoating and crack sealing work together as a proactive maintenance system—protecting asphalt surfaces, reducing water intrusion, and extending pavement life.

We provide professional asphalt sealcoating and crack sealing for parking lots, shared roads, and residential surfaces throughout the Gig Harbor, Tacoma and Key Peninsula areas, with a focus on long-term performance, safety, and minimal disruption.

Benefits Include:

Provides protection against sun exposure and water intrusion
Resists oil and gas spills
Enhances appearance (looks like new!)
Easier to maintain

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The Spadoni Process

1. Surface Preparation

Preparation is key to a long-lasting sealcoat! In order to ensure the asphalt is 100% clean we use a combination of mechanical brooms, blowers, power sweepers, and pressure washers to remove any moss, dirt, oil and other impurities prior to either driveway sealcoating and parking lot sealcoating .

2. Crack Fill

1. Surface Preparation

If the asphalt has cracks greater than 1/4" wide and 1/4" deep, we fill them using commercial grade rubberized crack filler or hot tar, depending on the project, prior to sealcoating. Crack filling should be done annually to provide the best protection for your surfaces.

3. Asphalt Sealcoat

We apply two coats of Armorseal A-150 sealer using specialty sealing brooms and spray wands; for tight spaces needing more precision, we use small paintbrushes. First coat dry time can take anywhere from 30 minutes up to 5 hours depending on temperature, sun/shade, and humidity.

4. Cure Time

3. Asphalt Sealcoat

Arletta WA sealcoating job near Gig Harbor

After the second coat is applied, the curing time is about 24 hours. Once the sealer is no longer shiny, you should be able to walk on it. You'll need to keep the sprinklers off and we highly recommend that no one should park or drive on it.

Crack Sealing is the First Line of Defense

Asphalt cracks are a primary entry point for water. Once moisture reaches the base, it can accelerate pavement deterioration and lead to potholes, settling, and structural failure. Crack sealing is a cost-effective asphalt maintenance solution that closes cracks, reduces water intrusion, and helps extend pavement life.

Our Crack Sealing Process

Crack inspection + surface preparation: We identify crack types and conditions, then remove debris, dirt, vegetation, and loose material to support proper sealant adhesion.
Routing where appropriate: For wider or irregular cracks, routing may be used to create a consistent reservoir that improves bonding and accommodates seasonal movement.
Application of commercial-grade sealants: We use hot rubberized sealant or cold-applied products based on site conditions to fill and seal each crack, helping prevent moisture infiltration.
Finish + settling expectations: Some settling is normal. We avoid overfilling to reduce trip hazards and prevent tracking or pull-up. The goal is protection and performance first, with a neat finish.

Affordable Pricing

We believe that everyone should have access to high-quality asphalt services, which is why we offer affordable pricing for all of our services. Contact us today to receive a quote for your project.

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Sealcoating is the Second Line of Defense

Asphalt is durable and has a rated useful life of around 25 years. However, with proper maintenance, such as sealcoating, the useful life of asphalt can be extended nearly indefinitely.

In the Pacific Northwest, we typically recommend sealcoating every 3–5 years, depending on traffic levels, drainage, shade, and pavement condition. This is because the sealcoating helps to protect the asphalt from damage caused by the elements and from water infiltration. It also helps to fill in small cracks and holes, which can prevent them from becoming larger and more costly to repair.

Asphalt sealcoating is a low-cost solution when compared to the cost of repairing potholes, patching asphalt, and repaving. It is a proactive approach to maintaining the integrity of the asphalt, and can save money in the long run by preventing costly repairs. Additionally, sealcoating can also enhance the appearance of the asphalt and improve the safety of the surface.

While crack sealing stops structural damage from below, sealcoating protects your investment from the surface down. Think of it as the "sunscreen and raincoat" for your pavement.

All Cracks Are Not Created Equal

Hairline Cracks might look innocent but prolonged exposure to strong UV rays and temperature swings, they’re early warning signs your asphalt is aging. These small 1/4 inch wide cracks don’t reach the full depth of the pavement—but they can still let moisture in and start bigger problems. Fortunately, they’re easy to repair.

Alligator Cracking creates a pattern of cracks that resemble alligator skin, and it’s a clear signal that your asphalt’s foundation is failing and needs attention fast. We strongly recommend removing and replacing the affected asphalt sections to properly address the underlying issue as sealing these areas is now costly and ineffective.

Edge Cracking is a tell-tale sign that your pavement needs attention. It often starts along the outer edges due to weak base preparation, poor drainage, or constant heavy traffic—Addressing them early keeps your asphalt stronger, safer, and looking its best. Unfortunately, like alligator cracks, replacement is recommended over sealcoating.

The Spadoni Maintenance Schedule

Schedule Early

Sealcoating - Every 3–5 Years

Crack Sealing - Annually

With unpredictable Washington weather and seasonal service windows, appointments can be very limited and often fill quickly. We recommend scheduling maintenance well in advance. For crack sealing at least 3 months ahead; For Sealcoating 6-12 months ahead. A prescheduled routine maintenance plan makes it easy—removing the guesswork and one more task from your to-do list.

Crack Sealing - Annually

Sealcoating - Every 3–5 Years

Crack Sealing - Annually

Crack sealing is most effective when done proactively—ideally with an annual inspection in the Pacific Northwest or anytime new cracks appear. Because asphalt naturally expands, contracts, and shifts with weather and traffic, fresh cracks can form at any time. Sealing them early prevents water intrusion, protects the pavement base, and stops minor cracks from turning into potholes or costly structural repairs, helping keep your pavement stronger, safer, and longer-lasting.

Sealcoating - Every 3–5 Years

While cracks need yearly attention, your protective sealcoat "shield" generally requires a fresh application every 3 to 5 years. This multi-year cycle ensures your asphalt remains protected against UV oxidation and heavy moisture without the buildup of unnecessary layers. By combining annual crack sealing with a 3–5 year sealcoating refresh, you maximize the lifespan of your surface and maintain that "jet-black" professional finish.

Asphalt Sealcoating & Crack Sealing Specialists

Protective Asphalt Maintenance for the Pacific Northwest

Benefits Include:

The Spadoni Process

1. Surface Preparation

1. Surface Preparation

1. Surface Preparation

2. Crack Fill

1. Surface Preparation

1. Surface Preparation

3. Asphalt Sealcoat

3. Asphalt Sealcoat

3. Asphalt Sealcoat

4. Cure Time

3. Asphalt Sealcoat

3. Asphalt Sealcoat

Crack Sealing is the First Line of Defense

Our Crack Sealing Process

Affordable Pricing

Sealcoating is the Second Line of Defense

All Cracks Are Not Created Equal

The Spadoni Maintenance Schedule

Schedule Early

Sealcoating - Every 3–5 Years

Crack Sealing - Annually

Crack Sealing - Annually

Sealcoating - Every 3–5 Years

Crack Sealing - Annually

Sealcoating - Every 3–5 Years

Sealcoating - Every 3–5 Years

Sealcoating - Every 3–5 Years

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