Pavement Care That Keeps Your Lot Open For Business.
Sealcoating, crack filling, patching, and line striping for commercial property across Connecticut — bid in writing, scheduled around your hours, invoiced like a real vendor.
Commercial Services.
The same four services as every job, scoped for lots measured in tens of thousands of square feet instead of hundreds.
Parking Lot Sealcoating
Full-strength sealer — never a diluted off-brand mix — in one- or two-coat systems depending on traffic load and how the lot reads to customers.
Crack Filling
Hot-pour filling stops water before it reaches the base. On a commercial lot this is the difference between a maintenance line item and a capital expense.
Asphalt Patching
Hot mix asphalt, properly compacted, with tack coat on existing edges — for the potholes and low spots that turn into liability claims.
Line Striping & Layout.
Fresh sealer with faded, crooked stalls on top is a half-finished job. Striping is scoped as its own bid line — most often paired with sealcoating while the surface is already closed to traffic.
Layout matters as much as paint. We measure stall widths and drive aisles before anything gets marked, and flag ADA counts and dimensions that no longer meet code so you hear it from us rather than an inspector.
Get a Striping Bid
Stall Striping
Restriping existing layouts or laying out new ones — single or double lines, measured to consistent widths.
ADA Layouts
Accessible stalls, access aisles, and symbol markings laid out to current dimensional requirements.
Arrows & Stop Bars
Directional arrows, stop bars, and crosswalks that keep traffic moving one way through a tight lot.
Curbs & Legends
Fire lane curbing, no-parking zones, loading areas, and painted legends where the lot needs them called out.
Find Your Property.
Every lot has a different constraint — customer traffic, delivery windows, a board to answer to. We bid around yours.
Property Managers & Multi-Family
Written bids you can forward to ownership, a W-9 and COI without chasing us, and resident notices coordinated before we stage equipment.
Auto Dealerships
Inventory has to go somewhere. We seal in phases so you're never fully closed, and crisp stall lines make a lot full of cars look sharp.
Small Retail & Strip Plazas
Your parking lot is the first thing a customer judges. Overnight and Sunday work keeps every storefront's door open through the week.
Churches & Schools
Summer breaks and mid-week windows are the whole game. We schedule to the calendar you actually have and stay off the lot before services.
Restaurants
Grease-stained approaches, a drive-thru that can't close, and a dumpster pad that takes a beating. We work the overnight and hand it back by open.
Industrial & Warehouse Yards
Loaded trailers punish pavement. We patch and seal around dock approaches and truck routes, phased so freight keeps moving.
Municipal & Town Contracts
Registered Connecticut LLC, insured at $1M/$2M, HIC.0705966 on file. Bid documents, insurance certificates, and PO terms handled the way procurement expects.
Self-Storage Facilities
Long drive aisles, tight turns around buildings, and gate access to work out. We seal aisle by aisle so tenants always reach their unit.
Deferring Maintenance Isn't Saving Money.
Asphalt doesn't fail suddenly. It fails on a schedule — and every stage you skip makes the next one more expensive.
Sealed & Sound
Surface is dark, binder is protected, water runs off. Cost here is a routine maintenance line item you can budget every couple of seasons.
Oxidized & Cracking
UV bleaches the surface grey and brittle. Hairline cracks open. Still cheap to fix — a seal and a crack fill puts the clock back to zero.
Water Reaches the Base
Freeze-thaw works those cracks open until water gets under the asphalt. Alligator cracking and potholes appear. Now you're buying patching, not just sealer.
Base Failure — Repave
Once the base is gone, sealer can't help and we'll tell you so. Full mill-and-repave is a capital project measured in multiples of every maintenance cycle you skipped.
If your pavement is already past sealing, we'll say so instead of selling you a coat that won't hold. That honesty is the whole reason we get called back.
Have Us Walk Your LotWe Schedule To Your Hours, Not Ours.
Closing a lot costs you money. Everything below exists so you don't have to.
After-Hours & Overnight
Seal after close and hand the lot back cured for open. Sealer needs 24-48 hours off vehicle traffic, so overnight work gets phased around that window — we'll map it with you rather than promise the impossible.
Weekend Scheduling
Saturday and Sunday are normal working days here. For office parks and schools, a Friday-night start often means the whole job lands before Monday.
Phased Closures
We divide the lot into sections and work one at a time, with cones, signage, and a reroute agreed in advance. You stay open the entire time.
Portfolio Pricing
Managing several properties? Bid them together. Mobilizing once across multiple sites costs less than four separate trips, and you get one point of contact for all of it.
Annual Maintenance Plans
A standing schedule — crack fill yearly, reseal on the two-to-three year cycle your lot actually needs — so pavement becomes a predictable budget line instead of an emergency.
Paperwork Sent Up Front
The W-9, Certificate of Insurance, and our HIC registration go out with the bid — not after you've asked three times — so vendor onboarding never holds up a start date.
Here's The Paperwork
Most crews claim to be licensed… Here's our proof…
Questions We Get From Property Owners.
Do you work with property managers, HOAs, and municipalities?
Yes. We work with small commercial lots, property managers, HOA common areas, and town properties throughout Connecticut, and can provide a Certificate of Insurance on request.
Can you seal our lot without closing the business?
Almost always. We phase the lot into sections and work one at a time, with the closure plan agreed before we mobilize. Sealer needs 24-48 hours off vehicle traffic, so the phasing is built around that window rather than around a promise we can't keep.
How long does a commercial bid take?
Homeowners get a proposal on the spot. Commercial jobs involve a short bid process — we walk and measure the property, then send a line-item written bid with the W-9 and COI attached.
Do you offer line striping?
Yes, for commercial lots — scoped as a custom bid line, most often paired with sealcoating while the surface is already closed. Stalls, ADA layouts, directional arrows, and stop bars.
When do we actually need a full repave instead?
Sealcoating protects asphalt that's still structurally sound. If your lot has base failure, deep alligator cracking, or major settling, sealer won't fix the underlying problem — and we'll tell you that instead of selling you a coat that won't hold.
How often should a commercial lot be resealed?
Most Connecticut pavement benefits from resealing every 2-3 years, depending on traffic load, sun exposure, and how much freeze-thaw cycling it sees each winter. Heavier commercial traffic usually pulls that toward the shorter end.
How do we know you're not an unlicensed pop-up crew?
This industry has a real problem with fly-by-night operators who show up unsolicited, take cash, and disappear. We're a registered Connecticut LLC — HIC.0705966 — insured at $1M/$2M, and every job gets a written bid before work starts. No door-to-door pressure tactics, ever.
Ready to Protect Your Pavement?
Free on-site consultation, a written proposal before we leave, and work completed in days, not weeks.