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Sealcoat Application & Crack Sealing
Professional crews, clean execution, and scheduling that works around your operations. Extend pavement life and reduce capex surprises.
Pitch Black® Pavement Sealer
Sustainability-first protection that extends pavement life while delivering a deep, rich black finish.
Sustainability-First Protection
Extends pavement life to reduce resurfacing, material use, and waste over time.
Deep, Rich Black Finish
Premium appearance that stays darker longer for strong curb appeal.
Built for Harsh Climates
Flexible, high-adhesion sealer designed to move with asphalt through seasonal expansion/contraction.
Weatherproof Barrier
Helps block water, oil/vehicle fluids, and UV damage that accelerate pavement failure.
Safer by Design
Non-flammable and free from asbestos fibers or other carcinogenic materials (per manufacturer bulletin).
Consistent, Premium Formula
Proprietary, polymer-reinforced and rubberized blend engineered for durability—not a watered-down coating.
Exclusive Regional Partner
Summit Surface Partners is the exclusive Pitch Black® partner in Northwest Montana, Northern Idaho, and Eastern Washington.
Ideal Customers
Why Proactive Maintenance
How It Works
From site assessment to completed project.
Schedule Site Walk
We assess your pavement condition, measure the area, and identify any repairs needed before sealing. This includes documenting cracks, potholes, drainage issues, and overall surface texture.
Receive Proposal
Get a detailed quote with scope of work, timeline, material specifications, and pricing. We answer questions, discuss phasing options for active properties, and finalize scheduling around your operations.
Professional Application
Our crews complete the work with minimal disruption, proper curing time, barricading, and clear communication throughout. Post-application inspection ensures quality standards are met.
Application Techniques
We match the right application method to your pavement condition and project requirements.
Spray Application
High-volume spray systems deliver uniform coverage across large parking lots and drive lanes. Ideal for open areas with consistent surface texture. Our commercial spray rigs apply material at precise rates to ensure proper mil thickness.
Best for: Large parking lots, drive lanes, open areas
Squeegee Application
Hand-applied squeegee work fills surface voids and works sealer into rough or aged asphalt. This method provides maximum penetration and is preferred for older surfaces, tight areas, and locations requiring extra care around landscaping.
Best for: Older pavement, tight spaces, detailed edges
Two-Coat System
Our standard commercial specification applies two coats with perpendicular passes, allowing proper cure time between coats. This creates a durable, layered barrier that significantly outperforms single-coat applications in both appearance and longevity.
Best for: All commercial properties (recommended standard)
Pavement Lifecycle Cost Comparison
Proactive sealcoating dramatically reduces long-term pavement costs. Here's how the numbers compare.
| Approach | Expected Lifespan | Avg. Cost/Sq Ft/Year | Notes |
|---|---|---|---|
| No Maintenance | 8–12 years | $3.50–$5.00/yr | Full replacement every cycle |
| Sealcoat Every 3 Years | 20–30 years | $0.80–$1.50/yr | 2–3× lifespan extension |
| Sealcoat + Crack Seal | 25–35 years | $0.60–$1.20/yr | Maximum ROI approach |
*Cost estimates based on regional averages for Montana, Idaho, and Washington commercial properties. Actual costs vary by project scope, pavement condition, and access requirements.
What We Do
Service Area
Flathead Valley, Missoula, and surrounding areas
Northern Idaho communities
Eastern Washington - Spokane and surrounding
Common Questions
How Sealcoating Is Scoped
Sealcoating is priced off the actual surface, not a per-square-foot formula pulled off a website. These are the five factors that move a proposal up or down — knowing them before the site walk helps you plan a realistic budget.
Square footage & layout
Open, rectangular lots seal fast with squeegee and spray equipment. Islands, curb lines, dumpster corrals, and tight drive aisles all add hand-work that machines can't cover.
- Raises cost
- Raises cost: Many islands, narrow aisles, heavy curb footage, multiple disconnected pads
- Keeps cost down
- Keeps cost down: One open pad with simple perimeter and clear access
Surface condition & prep
Sealer only performs on a clean, sound surface. Oil spots need primer, vegetation in cracks has to be cut out, and heavy silt or gravel means extra sweeping and blowing before a drop of material goes down.
- Raises cost
- Raises cost: Oil saturation, moss or grass in joints, sand build-up, prior peeling sealer
- Keeps cost down
- Keeps cost down: Recently swept pavement on a regular maintenance cycle
Crack sealing volume
Hot-pour crack sealing is measured in linear feet and quoted separately from the sealer. It is almost always the single biggest swing factor between two lots of the same size.
- Raises cost
- Raises cost: Extensive alligatoring, wide joints needing routing, long transverse cracking
- Keeps cost down
- Keeps cost down: Tight, minimal cracking caught early on a 2–3 year cycle
Striping & markings scope
Restriping existing layout is straightforward. New layouts, ADA stall relocations, fire lanes, directional arrows, and custom stencils each add layout time and material.
- Raises cost
- Raises cost: Full re-layout, added ADA stalls, fire lane markings, custom stencils
- Keeps cost down
- Keeps cost down: Straight restripe of the existing, compliant layout
Scheduling & access
Sealer needs cure time with traffic off it. Businesses that can't close get phased work — half the lot at a time, or overnight and weekend crews — which costs more than a single-mobilization daytime job.
- Raises cost
- Raises cost: Night work, weekend crews, phased sections, multiple mobilizations
- Keeps cost down
- Keeps cost down: One continuous closure window, off-season scheduling flexibility
What the Work Involves at Your Scale
Small retail strip — roughly 15,000 sq ft
- Full sweep and blow-down, oil spot priming
- Hot-pour crack sealing on the main joints
- Two-coat Pitch Black® application
- Restripe of existing stalls plus ADA refresh
Typically one day, with a 24-hour cure window before traffic returns
Mid-size commercial lot — roughly 40,000 sq ft
- Mechanical sweeping, vegetation removal from joints
- Several hundred linear feet of hot-pour crack sealing
- Two-coat application, phased in halves to keep the business open
- Full restripe including directional arrows and fire lane markings
Typically two to three days phased, so the property never fully closes
Large campus or multi-pad property — 100,000+ sq ft
- Pavement condition survey and a phased multi-year plan
- Pothole and localized asphalt repair before sealer
- Sectioned application across several nights or weekends
- Full ADA compliance review and signage/bollard checks
Scheduled in phases, often split across budget years
What You Get in Writing
- Measured square footage and linear crack footage from the actual site
- Line-item scope: prep, crack sealing, sealer coats, striping
- Cure windows and a phasing plan that fits your operating hours
- One all-in total — no travel charges, no site-walk fee, no surprises
We quote from the actual site rather than a published rate card, because two lots the same size routinely scope out very differently. The site walk and the written proposal are free either way.
Ready to Protect Your Pavement?
Schedule a site walk and get a customized maintenance plan for your property.