Seal Coat Case Studies — Commercial Properties Across Utah
Real seal coat project scopes, phasing approaches, and outcomes from commercial properties on the Wasatch Front.
Strip Mall — Phased 2-Coat Application, Sandy, UT (24,000 sq ft)
Project scope: A 6-tenant strip mall on State Street in Sandy had a 24,000 sq ft lot last sealed 4 years prior. Condition: moderate oxidation, 1,800 lf of sealable cracks. Scope: crack seal all cracks (completed Day 1, 6 a.m. to 10 a.m.), return Day 3 for seal coat. Seal coat phased in 3 sections over 2 days: rear lot and side aisles (Day 3 morning), front lot left half (Day 4 morning), front lot right half (Day 4 afternoon). Re-striping completed Day 6 after front lot cure. No tenant was closed during business hours—rear lot and side aisles closed during non-peak morning hours; front lot sections alternated. Total project: crack seal $3,600 + seal coat $5,280 + re-striping $2,100 = $11,980 all-in for a 24,000 sq ft lot. Per square foot: $0.50 for the complete package including crack seal and striping.
Apartment Complex — Weekend Program, West Jordan, UT (38,000 sq ft)
Project scope: A 156-unit apartment complex in West Jordan with 38,000 sq ft of common-area parking and drives on a biennial program. Year 3 of a 6-year contract. Scope: crack seal (600 lf) Friday morning, seal coat in 4 phases Saturday and Sunday (9,500 sq ft per phase). Resident notification sent 2 weeks prior; parking by phase assignment over the weekend. All phases complete by Sunday 6 p.m.; Monday morning re-striping of all accessible stalls and fire lanes in thermoplastic. Timeline: crew of 4, 2 full weekend days. Property manager documented zero resident complaints related to access during the project—attributed to advance notice and clear phase maps. Cost: $9,120 for crack seal + seal coat + thermoplastic ADA re-stripe on this cycle.
Office Building — Annual Drive Aisle Maintenance, Lehi, UT (8,400 sq ft)
Project scope: A single-tenant office building in Lehi with an 8,400 sq ft lot on a split maintenance cycle: primary drive aisle sealed annually (3,200 sq ft), parking field sealed biennially (5,200 sq ft). Year 2 of a 4-year contract. Scope Year 2: annual drive aisle seal coat (single coat, 3,200 sq ft), full-lot crack seal (420 lf), re-stripe drive lane markings and stop bar in thermoplastic. Timeline: single-day project (6 a.m. to 3 p.m.), drive aisle re-opened by 8 a.m. the following day. Total cost Year 2: $3,670. Comparison: prior management had been seal coating the full 8,400 sq ft annually at $3,900/year. Split-cycle approach reduced annual maintenance cost by 6 percent while achieving better durability on the high-traffic drive aisle.
HOA Common Area — Biennial Program, Salt Lake City, UT (52,000 sq ft)
Project scope: A 220-unit HOA with 52,000 sq ft of common-area parking in Salt Lake City on a biennial seal coat cycle in Year 4 of an 8-year maintenance agreement. Condition: lot in good shape owing to consistent maintenance—minimal crack density (310 lf of new cracks since Year 2 application), surface appearance uniform dark gray. Scope Year 4: crack seal (310 lf), 2-coat seal coat, full re-stripe including all accessible stalls in thermoplastic. Timeline: 2-phase application over 2 days (odd-numbered buildings Phase 1, even-numbered Phase 2). HOA board approved the project at the March meeting using our 4-year maintenance history report. Total cost Year 4: $14,340 for 52,000 sq ft. Reserve study consultant accepted our 8-year maintenance projection document as the basis for pavement reserve funding.
Recent Seal Coat Maintenance Projects
Common Questions
- How do you handle tenant communication for a phased seal coat project?
- We provide a project notice template that the property manager distributes to tenants 2 weeks in advance. The notice includes the project dates, phasing map showing which sections close on which days, and the 24-hour re-open timeline. For retail properties, we ensure the notice is posted on the door of each tenant space as well as the parking lot entry. We are available by phone throughout the project for tenant questions.
- Can you work around cars that tenants refuse to move?
- We seal around unmoved vehicles and re-apply the missed areas if the vehicle moves during the project. Areas under unmoved vehicles are left unsealed. For HOA properties, we provide a towing authority notice to the property manager if a vehicle occupying a sealed section refuses to move after the posted notice period. We do not tow vehicles ourselves.
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