Hot-pour crack sealing included. Real prep work. Done by a local veteran-owned crew. Free lot check, no pressure.
Or call (970) 205-9275 — Available Mon–Sat, 7am–7pm
Seal coating is a black, oil-based layer we put on top of your asphalt. Think of it as sunscreen and a raincoat for your lot.
It does three big things.
The sun in Grand Junction is brutal. We sit at 4,500 feet. The UV up here is stronger than most places. The sun bakes the oils out of your asphalt and that's why your lot turns gray. Seal coat puts that protective oil back on top.
Water is your lot's worst enemy. It seeps into cracks, gets under the surface, and softens the base. Once the base is soft, the pavement sinks and breaks. Seal coat seals every pore and crack so water can't get in.
Fresh seal coat is jet black. Lines pop. The whole lot looks new. Customers notice. Tenants notice. Buyers notice when you sell.
A good seal coat lasts 2 years in Grand Junction's climate. After that, time to do it again.
A lot of property owners ask why seal coating matters here in Mesa County more than other places. Three reasons.
Freeze-thaw cycles. Grand Junction gets 80 to 120 freeze-thaw cycles every year. Water gets into a crack during the day, freezes at night, expands, and makes the crack bigger. By spring, a small crack can become a pothole. Seal coat plus crack sealing stops this cycle cold.
UV at altitude. At 4,500 feet, the UV is about 25% stronger than at sea level. Your lot loses its oils faster up here. Seal coat replaces those oils every 2 years.
Dry summers. Heat plus dry air means asphalt cracks faster. A lot in Denver might go 3 years without a seal coat. A lot in Grand Junction needs one every 2 years to last.
If you own property in Mesa County and you skip seal coating, you'll pay for it on the back end. Either in a repave you didn't plan for or in a lot that looks beat up before its time.
We don't just spray and leave. Every job includes a full lot sweep — all debris, dirt, and loose material cleaned off before we start. Power wash on stains — oil spots, gum, and stubborn dirt get pressure-washed. Hot-pour crack sealing — every crack on your lot gets filled with hot rubber sealant. We use hot-pour because it lasts 3 to 10 years. Some companies use cold-pour because it's cheaper. Cold-pour only lasts 1 to 2 years. Big difference.
Two coats of seal coat. Most companies do one. We do two. The second coat makes the surface more even and lasts longer.
Edging — clean lines along curbs, sidewalks, and buildings. No splatter. Cure time and barricades — we block off the lot during cure so cars don't track over fresh seal coat. Restripe if you need it — most lots get fresh stripes after seal coating. Photos before and after, every job, sent to you the same day. A condition report — short version on Spot Service, long version on Valley Shield. 12-month workmanship guarantee — if our seal coat fails inside 12 months because of how we put it down, we come back and fix it. No charge.
Honest answer: it depends on your lot size and condition. But here's the range.
Under 10,000 sqft: $0.40 per sqft (8,000 sqft lot is about $3,200). 10,000–30,000 sqft: $0.34 per sqft (25,000 sqft lot is about $8,500). 30,000–75,000 sqft: $0.30 per sqft (40,000 sqft lot is about $12,000). 75,000–150,000 sqft: $0.28 per sqft (100,000 sqft lot is about $28,000). 150,000+ sqft: $0.26 per sqft (200,000 sqft lot is about $52,000).
Hot-pour crack sealing is included in those rates. Most companies charge for crack sealing separately, by the pound. We don't.
Lot condition can move the price a little. Lots in rough shape need more crack sealing, more prep, and sometimes some patching first. We'll tell you straight up after we walk your lot. Minimum job is $1,500.
Every 2 years. That's the schedule that works for Mesa County's climate.
Some companies will tell you every 3 to 5 years. That works in milder climates. Up here, with our freeze-thaw cycles and high-altitude UV, you'll see your lot break down by year 3 if you wait. Best to stay on a 2-year cycle.
This is why we built Valley Shield — our 2-year maintenance plan. Seal coat every 2 years, all crack sealing covered, striping refreshed, and your lot taken care of. You don't have to think about timing it.
Seal coating only works above 50°F. In Grand Junction, that means April through October. Best months are May through September. We won't seal coat if rain is in the forecast. The surface needs to be dry going in and dry coming out. We watch the weather and schedule around it. Cure time is about 24 hours for foot traffic and 48 hours for cars. We tape off the lot so nobody drives over fresh seal.
About 2 years in Mesa County. Then time for another coat. Your lot will tell you when — it'll start to turn gray and lose its black color.
Most lots, yes. Big lots (over 100,000 sqft) might take 2 days. We work fast but we don't rush.
We can work in sections so you don't have to close the whole lot. Most jobs we split the lot into halves or quarters. Talk to us before — we'll figure out a plan that works.
No. Seal coat is a protective layer on top of your existing asphalt. Overlay means putting a fresh 1.5 to 2 inch layer of new asphalt down. Overlay costs about 4 to 6 times more and is what you do when your lot is too far gone for seal coating to help.
No. Seal coat protects asphalt that's in decent shape. Potholes need to be patched first. If your lot has potholes, we'll patch them, let them set, then seal coat over the whole thing.
Two reasons. One: we include hot-pour crack sealing in the price. Most companies charge for that separately by the pound. Add their crack sealing to their seal coat price and we're usually within 10–15% of each other. Two: we include a condition report, a 12-month guarantee, and full prep work. Most companies don't.
Grab the free Playbook. It walks you through what to look for in your own lot before you call anyone. Then we'll come out, walk your lot, and write you a quote. No high-pressure pitch. Just honest info.
Or call (970) 205-9275 — Available Mon–Sat, 7am–7pm