Asphalt is tough, but Michigan is tougher on it. Sun dries out the binder, rain and snowmelt find their way into small cracks, and salt and freeze-thaw cycles finish the job. Sealcoating is one of the most practical ways to slow that process down and keep a commercial lot looking cared for.
Smith Linestriping & Seal Coating has sealcoated parking lots for Michigan businesses since 1985. We’re a family-owned company working out of Birch Run and Otisville, and we serve properties within roughly 100 miles of Otisville.
What We Use
We apply a coal tar emulsion sealer with additives. Coal tar emulsion is known for holding up well against gasoline, oil, and other fluids that drip in parking areas, and the additives help with durability and finish. The result is a uniform dark surface that protects the asphalt underneath and makes fresh striping stand out.
How a Sealcoating Job Works
1. Cleaning. We clear dirt, debris, and loose material so the sealer bonds to the pavement, not the dust on top of it.
2. Crack filling. Open cracks should be filled before sealing. We use hot rubber crack filling so water has fewer ways in.
3. Sealcoat application. Sealer is applied evenly across the surface, with extra attention to high-traffic drive lanes.
4. Curing and restriping. Once the surface cures, we can restripe the lot so stalls, arrows, and ADA spaces are crisp and clear.
Built for Commercial Properties
Our customers are property managers, facility directors, and owners responsible for multiple sites or large industrial lots. We’ve sealcoated for national brands, banks, schools, and healthcare facilities, including more than 900,000 square feet of sealcoating, crack filling, and striping for MyMichigan Health in Midland, and new layout striping, cleaning, and sealcoating for Precision Vehicle Holdings at the GM Flint Assembly Plant (about 1.5 million square feet).
Keeping Your Business Open
Most commercial lots can’t simply close. We plan work in sections so part of the lot stays usable, and we’ll talk through timing, entrances, and signage with you ahead of time so tenants and customers know what to expect.
Frequently Asked Questions
How often should a commercial lot be sealcoated in Michigan?
Many lots benefit from sealcoating every two to four years, depending on traffic, sun exposure, and how the surface is holding up. We’re happy to look at your lot and give an honest opinion.
What’s the best time of year to sealcoat?
Sealer needs warm, dry weather to cure properly, so in Michigan the work typically happens from late spring through early fall.
Can you sealcoat a lot that’s badly cracked or broken?
Sealcoating protects pavement that’s still sound. If areas are failing, patching or paving may be needed first.
How long before cars can drive on it?
It depends on temperature and humidity. We’ll give you a realistic reopening plan for your specific job.
Get a Sealcoating Quote
Call (989) 777-6888 or email Zach@smithlinestriping.com. We’re open Monday–Saturday, 8 a.m.–5 p.m.
Related pages: Crack Filling · Line Striping · Asphalt Paving · Flint · Saginaw, Bay City & Midland · Lansing
