Commercial Sealcoating Maintenance Programs
Plan pavement maintenance around the condition of the property and the work it needs. A clear record of inspections, repairs, and completed applications gives you a starting point for the next budget and scheduling conversation.
Maintenance program or one-off sealcoating?
A one-off project addresses an agreed scope at a particular time. A maintenance program adds a plan for reviewing the pavement and deciding what work comes next. Compare the proposed responsibilities, review schedule, reporting, and exclusions. Neither approach replaces a site assessment or guarantees that the lot will never need repairs.
| Planning item | One-off project | Maintenance program |
|---|---|---|
| Scope | Work agreed for the current project | Review plan plus work specified in the agreement |
| Scheduling | One work window | Review dates and work windows agreed in advance |
| Budget | Price the current scope | Plan upcoming needs; price additional work as specified |
| Follow-up | As stated in the proposal | Reporting and review responsibilities written into the agreement |
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What should a sealcoating maintenance program include?
Ask for a written agreement that identifies inspections, reporting, repair priorities, and how future coating or restriping work will be authorized. Services and intervals should match the property's condition and operational needs. Confirm what EARTHTEK includes in the proposed program, what is priced separately, and when the arrangement will be reviewed.
What does a multi-year maintenance schedule look like?
Start with a condition assessment and a record of existing repairs, coatings, drainage concerns, and markings. Future work should follow agreed inspection dates and the pavement's condition, rather than an automatic recoat every year. The final schedule needs EARTHTEK's recommended intervals and the property's access requirements before it can be agreed.
| Planning stage | Item to agree | Timing / decision |
|---|---|---|
| Initial assessment | Baseline assessment and prioritized work | Record condition, repairs, proposed product and access requirements. |
| Next agreed review | Condition review and any necessary repairs | Set the review date for the property and update repair priorities. |
| Later planning reviews | Review repair history and need for another application | Use inspection findings and product requirements before specifying work. |
This example shows how to organize decisions across a multi-year plan. Review dates and coating intervals must be agreed for the property; it is not a fixed treatment schedule.
What should a parking lot inspection checklist cover?
An inspection record should describe the surface, damage, drainage, contamination, and markings in specific locations. Photos and a simple lot plan make it easier to compare changes between visits. Note access concerns as well as appearance, and identify which issues need specialist assessment rather than assuming sealcoating will address everything.
- Surface: worn coating, loose material, potholes, and uneven areas.
- Cracks: location, pattern, extent, and previous repairs.
- Drainage: recurring puddles, blocked inlets, and water crossing pedestrian routes.
- Contamination: oil-stained or softened asphalt that needs assessment.
- Markings and access: worn lines, signs, accessible spaces, routes, and obstructions.
- Records: photos, repair priorities, responsible person, and agreed follow-up date.
What should we do after sealcoating?
Follow the project's written reopening instructions and keep barriers in place until access is authorized. Confirm the timing and scope of any restriping, give occupants the updated access information, and keep a record of the product and completed work. Report unexpected damage or drainage concerns and agree on the next inspection.
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Plan the next stage of your lot's maintenance
Bring your maintenance records and known problem areas to the discussion. Contact EARTHTEK to review a maintenance plan for the property.