S&S Paving & Construction Services
Professional Asphalt Sealcoating Services in Phoenix, AZ
Professional asphalt sealcoating for residential driveways, commercial parking lots, HOAs, and managed properties throughout Phoenix, AZ. Our services include pavement cleaning and preparation, crack filling where appropriate, uniform sealer application, and optional parking lot restriping.
Overview
Asphalt Sealcoating Contractors Serving Phoenix, AZ
S&S Paving & Construction delivers professional asphalt seal coating services to commercial and residential clients across Phoenix and Maricopa County. Arizona’s extreme heat and relentless UV radiation oxidize and dry out asphalt binders faster than almost anywhere in the country — making regular seal coating one of the most cost-effective ways to extend pavement life and protect your investment.
Our crews apply premium coal tar or asphalt-based sealers using professional spray systems and squeegee application to ensure even, full-coverage protection. Whether you’re maintaining a single commercial driveway or managing a large portfolio of parking lots, S&S Paving brings the right materials, equipment, and expertise to every job in the Phoenix metro area.
Ready to Get Started?
Contact our team today for a free consultation and estimate on your seal coating project.
All Services
What Is Included in Our Sealcoating Service?
From residential driveway cleaning and sealing to commercial parking lot sealcoating, every project is planned around the pavement condition, property access, and expected use.
Commercial Parking Lot Sealcoating
Professional asphalt sealcoating for retail centers, offices, industrial properties, apartment communities, and HOA parking areas across Phoenix. Projects can be completed in phases to reduce disruption for customers, tenants, employees, and deliveries.
Driveway Cleaning and Sealcoating
Residential driveway service includes pavement inspection, surface cleaning, loose-debris removal, crack preparation, and an even sealcoat application. Potholes, crumbling asphalt, or failed areas may require repair before the driveway can be properly sealed.
Crack Filling Before Sealcoating
Suitable surface cracks are cleaned and filled before sealcoating to help limit water entry and further deterioration. Wider, moving, or structural cracks may require dedicated asphalt crack sealing or repair before the protective coating is applied.
Spray or Squeegee Application
We select spray, squeegee, or a combined application method based on pavement texture, condition, access, and project requirements. The goal is consistent coverage and proper bonding across the asphalt surface.
HOA and Multi-Property Programs
Scheduled sealcoating is available for HOAs, apartment communities, commercial portfolios, and property managers throughout Phoenix and Maricopa County. Planning may include phased closures, resident notices, access coordination, crack preparation, and recurring pavement maintenance.
Re-Striping After Sealing
After the sealcoat has properly cured, parking lines, accessible spaces, arrows, fire-lane markings, loading areas, and other pavement markings can be refreshed to restore a clear and organized parking layout.
Our Phoenix Asphalt Sealcoating Process
01
Pavement Assessment and Planning
We inspect the asphalt for fading, oxidation, cracks, potholes, drainage concerns, and failed pavement. This helps determine whether sealcoating is appropriate and identifies repairs, access requirements, project phasing, and scheduling needs.
02
Cleaning and Surface Preparation
The pavement is cleaned to remove loose dirt, debris, and vegetation. Suitable cracks are prepared and filled, while oil spots and damaged areas are evaluated before sealcoat application. Structural failures must be repaired rather than covered.
03
Asphalt Sealer Application
Once the pavement is clean and dry, the selected asphalt sealer is applied by spray, squeegee, or a combined method. The number of coats and application timing depend on the pavement condition, product requirements, site use, and Phoenix weather.
04
Curing, Restriping, and Reopening
The treated area remains closed while the sealcoat cures. Approved parking lot striping and pavement markings are then completed where included. The driveway or parking lot reopens only when it is ready for pedestrian and vehicle traffic.
Arizona-Grade Sealers
We use high-solids sealers formulated to bond in extreme heat and resist UV oxidation — critical for Arizona's 100°F+ summers.
Crack Filling Included
We don't just slap sealer over cracks — we fill them first so water stays out and your pavement life is genuinely extended.
Fast, Low-Disruption Service
Most commercial lots are completed and cured within 24–48 hours so your business experiences minimal operational disruption.
Long-Term Maintenance Programs
We offer multi-year scheduled sealing programs for property managers and HOAs — consistent protection with predictable budgeting.
Let's Protect Your Pavement with Seal Coating
Seal Coating In Arizona
When Is Sealcoating the Right Choice?
Sealcoating is best suited for asphalt that needs surface protection, a more uniform appearance, and help slowing the effects of sun, oxidation, moisture, and daily traffic. In Phoenix, strong UV exposure and high temperatures can cause asphalt to fade, dry out, and lose its dark finish over time.
Sealcoating Appropriate For:
- Faded or grey asphalt
- Surface oxidation from sun exposure
- Minor surface wear
- Structurally stable asphalt surfaces
- Parking lots needing a cleaner, darker finish
- Residential driveways showing early signs of weathering
- Commercial pavement needing preventive protection
- Asphalt that has not been sealcoated in several years
Safety First
Quality Materials
Trusted Service
People-Focused
AREAS WE SERVE ACROSS PHOENIX ARIZONA
We proudly serve all of Greater Phoenix Arizona with no travel fees and deliver professional seal coating services directly to your property. From large commercial portfolios to single residential driveways, our crews operate across every neighborhood and district throughout Maricopa County.
- Phoenix
- Gilbert
- Tempe
- Mesa
- Central Phoenix
- Historic Gilbert
- South Phoenix
- West Mesa
- Agritopia
- Alhambra
- Dobson Ranch
- Val Vista
- Maryvale
- Red Mountain
- Cooley Station
- Ahwatukee
- Las Sendas
- Power Ranch
- Papago Park
- Scottsdale
- Ocotillo
- Glendale
- Encanto
- Chandler
What Our Clients Say
5.0 / 5.0
Based on Google Review
Why Phoenix Properties Need Local Sealcoating Expertise
Asphalt sealcoating in Phoenix requires more than applying a dark coating over faded pavement. An exposed retail parking lot in Downtown Phoenix, an industrial yard near Sky Harbor, and a multifamily property in Ahwatukee can experience different traffic loads, shade levels, oil exposure, drainage conditions, and closure requirements. Properties in Tempe, Mesa, Chandler, Glendale, and Deer Valley also vary in pavement age and maintenance history, so the same treatment schedule does not fit every surface.
Phoenix heat and strong sunlight accelerate asphalt oxidation, causing pavement to become dry, grey, brittle, and less flexible over time. The City of Phoenix identifies oxidation, repeated traffic loading, and Arizona’s temperature changes as important causes of pavement deterioration. Sealcoating can help preserve a structurally sound asphalt surface, but it cannot correct potholes, widespread alligator cracking, poor drainage, settlement, or base failure. Those problems should be repaired before a coating is applied.
Application timing also matters in the desert. Monsoon storms can bring heavy rainfall, strong winds, and blowing dust, while extremely hot pavement can affect application and curing conditions. The surface should be clean, dry, and free from loose aggregate, dirt, oil, and debris. Product-specific temperature limits and curing instructions must also be followed rather than scheduling work based only on the air temperature.
Conditions beneath the pavement should not be ignored. Areas of the Valley contain alluvial soils, caliche, and locations affected by historic groundwater-related settlement. These conditions do not determine the sealcoat product, but movement beneath the asphalt may appear as recurring cracks, depressions, or uneven drainage. Repeatedly coating over those warning signs will not solve the underlying problem.
Most private parking-lot maintenance can be planned around the property’s operations, but layout changes, accessible parking, drainage, and restriping should remain consistent with approved site requirements. Projects affecting a public street or right-of-way may also require traffic-control coordination and City of Phoenix permits, especially when lanes or access points are restricted.
S&S Paving evaluates oxidation, cracking, previous coatings, traffic patterns, drainage, oil contamination, and operating hours before recommending surface preparation, crack sealing, sealcoating, and restriping.
Driving Directions to Our Phoenix Paving Office
Coming to S&S Paving & Construction for seal coating services? Find our Phoenix office at 4636 E University Dr, Phoenix, AZ 85034. From SR-143, use the University Drive exit and continue along E University Drive to 4636 E University Dr.
Frequently Asked Questions
How often should asphalt be sealcoated in Phoenix, Arizona?
Most Phoenix asphalt may need sealcoating every two to four years, but the right schedule depends on traffic, pavement age, sun exposure, and previous maintenance. An inspection can show whether the surface is ready for sealing or needs crack repair or patching first.
What is the best time of year to seal coat in Phoenix?
Sealcoating performs best during dry, stable weather when pavement and air temperatures support proper curing. In Phoenix, contractors may avoid extreme heat, rain, and strong winds. The best timing depends on the product, forecast, pavement temperature, and reopening schedule.
What is included in driveway cleaning and sealcoating in Phoenix?
A driveway clean-and-seal service usually includes inspection, removal of loose dirt and debris, vegetation control, crack preparation, and asphalt sealer application. Oil-stained, crumbling, or badly damaged areas may require extra preparation or repair before the driveway can be sealed properly.
Do cracks need to be filled before asphalt is sealcoated?
Yes, suitable cracks should normally be treated first. Sealcoating protects the pavement surface but does not fill deeper openings. Crack sealing helps limit water entry during Phoenix monsoon weather, while wider cracks, potholes, or failed areas may require more substantial asphalt repair.
Can sealcoating repair potholes or badly cracked asphalt?
No. Sealcoating can improve faded asphalt and add a protective surface layer, but it cannot rebuild a failed base or repair potholes, alligator cracking, sinking, or severe deterioration. Those conditions should be repaired before applying a sealcoat..
How long after sealcoating can cars use the pavement?
Well, it depends on temperature, shade, humidity, product type, and the number of coats. Many surfaces need about 24 to 48 hours before vehicle traffic returns. Your contractor should confirm the reopening time based on Phoenix weather and site conditions.
What is the difference between sealcoating and slurry seal?
Sealcoating protects asphalt that is still in generally sound condition. Slurry seal combines asphalt emulsion, aggregate, water, and additives to form a thicker surface treatment. The right option depends on pavement wear, traffic levels, budget, and the condition of the existing asphalt.
Can a commercial parking lot be sealcoated in sections?
Yes, many Phoenix parking lots can be completed in phases so part of the property remains accessible. The plan may divide the lot into work zones, coordinate customer or tenant access, allow curing, and complete restriping before each section reopens.
How much does asphalt sealcoating cost in Phoenix?
Cost depends on pavement size, condition, cleaning, crack repair, number of coats, access, traffic control, and restriping. A site inspection is usually needed because two driveways or parking lots of similar size may require different preparation.
