Sealcoating & Crack Filling
Protect your asphalt investment with professional crack sealing and a fresh, jet-black sealcoat — the perfect foundation for bright, long-lasting line striping.
Asphalt is a big investment — and Northwest rain, freeze-thaw cycles and daily traffic slowly break it down. Sealcoating adds a protective layer that shields your pavement from water, UV and chemicals, extending its life for years and saving you from far more expensive repaving.
A fresh sealcoat also transforms how your property looks: a uniform, jet-black surface that makes new line striping stand out at maximum contrast. That's why sealcoating and parking lot striping go hand in hand — seal first, stripe second, and your lot looks brand new.
Crack filling comes first: we clean out and hot-seal cracks before sealcoating, stopping Northwest rain from getting under your asphalt where it causes potholes and base failure. Sealing cracks early is the single most cost-effective thing you can do for your pavement.
The Tukwila project featured below shows the full cycle on a real commercial lot: cracks sealed, surface sealcoated jet-black, and fresh lines striped — all by our crew.
Prime Striping LLC provides crack sealing and sealcoating for commercial parking lots and community properties across the Puget Sound, with flexible phased scheduling so your property stays usable. It's the heart of any smart parking lot maintenance plan — and the best-value asphalt care money can buy in our climate.
Why Sealcoat Your Pavement
- Crack filling & sealing stops water damage at the source
- Protects asphalt from water damage and cracking
- Shields against UV fading and chemical spills
- Extends pavement life — delays costly repaving
- Restores a rich, uniform jet-black finish
- Creates the ideal surface for fresh line striping
- Improves curb appeal and property value
See The Transformation
The same lot, one project: cracked asphalt sealed, sealcoated jet-black and restriped. Drag the handle to compare — or follow the three steps below.
Sealcoating FAQ
Every 2-3 years is typical in Western Washington, depending on traffic and weather exposure. Regular sealcoating is far cheaper than repairing or replacing worn-out asphalt.
The surface typically needs 24-48 hours before traffic can return, depending on the weather. We schedule in phases so part of your lot stays open.
Yes — sealcoating plus fresh striping is our most popular package. Once the sealcoat cures, we lay down bright new lines for a complete transformation.
Don’t Take Our Word for It — Check Out Our Reviews!
Prime Striping did an excellent line marking service on the project near my store! The team was professional. The parking lot looks sharp and clean, and the whole area looks brand new.
They responded quickly and showed up the very next day to begin the work. The project was completed efficiently and to a high standard. Professional, timely, and reliable.
Prime Striping LLC completed what was promised! On time and on budget! Will use for future jobs — our parking lot looks awesome now!
Ivan from Prime Striping repainted our church's parking lot. He was absolutely amazing — eager to go above and beyond, with high attention to detail. Easy to work with and got the job done fast.
They executed the restriping of my auto repair shop's lot with precision, ensuring everything was up to code and ADA compliant. It looks clean, well-organized, and professional.
Great job, very nice work, and the price for the work was very reasonable. Would hire them again.
Highly recommend this small business! Great service and prompt, efficient work at a very affordable price!
Fantastic experience with the owner! Prompt, and the job was done right at an excellent price. Thank you!
Get Your Free Quote
Tell us about your project and we'll get back to you with pricing and availability — usually within one business day. Free estimates, fast turnaround, licensed & insured.