The Challenge
The 12-year-old complex had never been seal coated since original construction. The asphalt showed significant UV oxidation (gray color throughout), approximately 800 linear feet of cracks ranging from hairline to 3/4 inch, and three small pothole areas near the trash enclosure from heavy garbage truck traffic. The property manager needed the work completed with minimal disruption to 96 occupied units.
Our Approach
We coordinated with the property manager to phase work across two weekdays, moving zone by zone so residents always had access to at least half the parking lot. Crack repair was done first: hairline cracks received elastomeric crack sealant, wider cracks were routed to uniform width and filled with hot-applied rubberized filler, and the pothole areas were saw-cut and patched with hot mix asphalt. After 24 hours cure time, the full surface received two coats of premium coal tar emulsion sealer applied by squeegee and brush — the first coat to penetrate, the second to build a uniform protective film.