Sealcoating
When commercial property managers across Shakopee, MN and the Twin Cities Metro want their parking lots to last — really last — they call Plehal Blacktopping, LLC. Our reputation for reliable, professional sealcoating has been built over more than 75 years of serving the Twin Cities, and it’s a reputation we protect on every job. Sealcoating is the single most effective preventive maintenance treatment you can apply to asphalt pavement. It seals out the UV rays, water, and fuel spills that degrade asphalt binder, restores the deep black color that signals a well-maintained commercial property, and protects your paving investment for years. Done right — on a properly timed schedule — it can double the usable life of your commercial lot.
Why Sealcoating Matters for Commercial Properties
Asphalt begins oxidizing from the moment it’s installed. UV radiation breaks down the asphalt binder, causing the surface to gray, become brittle, and crack. Water infiltrates those cracks, freezes, and accelerates the damage cycle. Fuel and oil spills from vehicles soften the binder further. Sealcoating interrupts this process at every point.
- UV Protection — Sealcoat shields asphalt binder from the sun’s oxidizing rays, dramatically slowing the graying and brittleness that leads to cracking
- Water Barrier — A properly applied sealcoat seals surface pores, blocking water infiltration that causes freeze-thaw cracking and base damage
- Chemical Resistance — Sealcoat resists fuel and oil penetration from vehicles that would otherwise soften and degrade the asphalt binder
- Extended Pavement Life — Consistent sealcoating on a recommended schedule can extend a commercial lot’s useful life by 10–15 years
- Improved Appearance — A freshly sealed lot looks sharp and professional — the kind of first impression that matters to tenants and customers
- Striping Enhancement — A dark, freshly sealed surface makes line striping more visible and impactful
Our Commercial Sealcoating Process
Sealcoating quality is entirely dependent on surface preparation and application execution. Skipping steps here produces a cosmetic result that peels and fails quickly — not the protection your lot needs.
- Surface Cleaning — All vegetation, dirt, and debris are blown out of cracks and swept from the surface before any material is applied
- Crack Filling First — Existing cracks are filled before sealcoating — sealcoat alone cannot bridge or seal working cracks
- Oil Spot Treatment — Fuel and oil contamination spots are treated with a primer to ensure sealcoat adhesion in those areas
- Perimeter Edging — Edges and curb lines are hand-applied with a brush before machine application for clean, professional results
- Machine Application — Commercial squeegee or spray equipment applies sealcoat in two passes for proper coverage and mil thickness
- Cure Time Management — We coordinate lot closure during curing and confirm conditions are appropriate for reopening before traffic returns
Why Choose Plehal Blacktopping
- A Reputation Built Since 1949 — Sealcoating commercial parking lots across the Twin Cities Metro for over 75 years
- BBB A+ Accredited — Trusted by the Better Business Bureau of Minnesota and North Dakota — a track record commercial clients rely on
- Twin Cities’ Largest Asphalt Contractor — Scheduling flexibility and crew capacity that ensure your project isn’t delayed
- No Shortcuts on Prep — We clean, crack-fill, and treat oil spots before the sealcoat goes down — because prep is where quality sealcoating is won or lost
- Comprehensive Metro Coverage — Serving Shakopee, Jordan, Savage, Chanhassen, Chaska, Bloomington, and the entire Twin Cities area
Frequently Asked Questions
When should sealcoating be applied after new paving?
New asphalt needs time to fully cure and off-gas before sealcoating — generally six months to a year after installation. Sealing too early can trap oils that haven’t fully evaporated from the new asphalt. We’ll advise on the right timing for your specific project.
Can sealcoating be done in sections to keep part of the lot open?
Yes. On larger commercial lots where complete closure isn’t practical, we can phase the work — sealing one section at a time while traffic is routed to the remaining open areas. It takes longer, but keeps your facility accessible throughout.
Related Services
Sealcoating performs best as part of a comprehensive pavement maintenance approach:
- Asphalt Maintenance — Scheduled maintenance programs that integrate sealcoating with crack sealing and repair
- Crack Filling & Crack Sealing — Essential preparation work performed before every sealcoating application
- Asphalt Paving — New asphalt installation that sealcoating protects and preserves
- Parking Lot Paving — Commercial lot construction followed by a sealcoating program for maximum longevity
Schedule Your Commercial Sealcoating
Plehal Blacktopping, LLC provides professional commercial sealcoating throughout Shakopee, MN and the Twin Cities Metro area. Protect your pavement investment with a service delivered by the most trusted asphalt contractor in the region. Call (952) 445-7676 or Contact Us to request your free estimate today.
