Commercial Sealcoating & Striping Contractors in St. Louis
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Commercial Sealcoating Services in St. Louis
Byrne & Jones is a commercial sealcoating contractor serving businesses, property managers, HOAs, and municipalities across the greater St. Louis area. We seal and stripe parking lots, private roads, and industrial facilities with the same commercial grade materials and self performing crews we bring to every paving project. Sealcoating is the lowest cost way to extend the life of your asphalt, and done right it pays for itself many times over by deferring repair and repaving.
If you want the background on how sealcoating protects pavement, see our guide on what sealcoating is and how it works. If you are ready for a number on your property, request a free on site evaluation below.
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From a single retail lot to a multi building campus, our sealcoating crews handle commercial properties of every scale. Common projects include:
- Parking lot sealcoating. Two coat commercial grade sealer with sand additive for slip resistance, applied to retail centers, office parks, apartment and HOA communities, churches, and schools.
- Private road and access drive sealing. Protection for the high traffic surfaces that take the most wear on your site.
- Industrial and warehouse pavement. Sealcoating built to stand up to heavy loads, fuel, and oil exposure.
- Sealcoating paired with repairs. We handle crack filling and patching as part of the same visit, so the surface is sound before it is sealed. See our asphalt repair and maintenance services.
Sealcoating and Line Striping, Done Together
A fresh sealcoat is the right time to restripe. Our crews follow sealcoating with professional pavement striping that keeps your property safe, organized, and fully ADA compliant, including accessible stalls, fire lanes, directional markings, and crosswalks. Bundling sealcoating and striping in one mobilization saves you money and keeps the lot looking sharp the day the work is done.
Commercial Grade Materials, Not Residential Sealer
Not all sealcoating is created equal. Byrne & Jones uses commercial grade sealcoating products, the same materials specified for high traffic commercial properties, never the diluted residential grade sealers that fade and wear within a season or two. The result is lasting protection against Missouri UV exposure, fuel and oil penetration, and the oxidation that breaks down asphalt binder over time. Because we run our own asphalt plant in Bridgeton and self perform every job, the crew that evaluates your lot is the crew that seals it, with no handoff to a subcontractor.
Our Sealcoating Process
- Free on site evaluation. An estimator walks the lot and recommends only what the pavement actually needs.
- Clean and prep. Thorough cleaning, vegetation removal, and oil spot priming so the sealer bonds.
- Crack filling and repairs. Cracks sealed and potholes addressed before any sealer goes down.
- Two coat application. Commercial grade sealer applied in two thin coats with sand for traction.
- Striping. Lines, ADA markings, and traffic control restored once the surface has set.
Why St. Louis Businesses Choose Byrne & Jones
With nearly 50 years of commercial paving experience and our own asphalt plant, we deliver projects that smaller contractors cannot match, on the schedule occupied commercial sites require. Property managers, businesses, and municipalities across the metro have trusted us for decades. Recent local work includes a new parking lot for the Spencer Reserve apartment complex in St. Peters, a mill and overlay at Fountain Plaza in Ellisville, and parking lot maintenance for St. Michael the Archangel Catholic Church. Sealcoating is one part of a full St. Louis asphalt paving and parking lot construction capability, so we can take a property from new build to long term maintenance.
Serving the Greater St. Louis Metro
Based in Bridgeton, our crews deliver commercial sealcoating and striping across St. Louis County and St. Charles County, including Clayton, Chesterfield, Kirkwood, Ballwin, Webster Groves, Creve Coeur, Maplewood, Sappington, Valley Park, Fenton, Sunset Hills, Des Peres, Ladue, Manchester, Ellisville, Eureka, Florissant, Town and Country, St. Charles, St. Peters, O’Fallon, Wentzville, and Lake St. Louis.
Frequently Asked Questions About Sealcoating
How soon after new asphalt can a commercial lot be sealcoated?
Let new asphalt cure 6 to 12 months before the first sealcoat. Fresh pavement still needs time to release its oils, and sealing too early can trap them and lead to early failure.
How often should a commercial parking lot be resealed?
Most commercial lots are resealed every 2 to 4 years, depending on traffic volume, sun exposure, and condition. We will tell you honestly when a lot does not need it yet.
Prevention is straightforward: allow the sealcoat to fully cure before striping (typically 24–48 hours minimum, longer in cool or humid conditions), use high-quality traffic paint specifically rated for sealcoated surfaces, and apply at the correct film thickness for the weather conditions.
If a property absolutely has to reopen before sealcoat is fully cured, plan on a second coat of striping a week or two later to cover any discoloration in the first pass. Our St. Louis sealcoating and striping crews build cure time into the project schedule from the start so a second pass isn’t required.
Will the lot have to close during sealcoating?
We phase the work to keep your site accessible. Sealed areas typically reopen within hours under good conditions, and striping follows once the surface has set.
Traffic Considerations:
For low-traffic areas like residential driveways, one coat may suffice.
In moderate-traffic parking lots, two coats are recommended, with an additional third coat for entrances and exits.
Heavy-traffic zones such as travel lanes require two coats, plus a third for added durability.
Scuffing: Some scuffing is typical, particularly within the first month, even with additives. Hot days, especially above 90°F, exacerbate scuffing. To minimize this, avoid sharp turns on newly coated surfaces.
Surface Preparation: Properly preparing the surface is crucial. Thoroughly clean the pavement to prevent adhesion issues caused by dirt, oil, gas, or grease. Remember, labor costs for mobilization, cleaning, and surface prep remain consistent regardless of applying one or two coats.
When can the lot be striped, and what paint do you use?
Striping goes on after the sealcoat has fully set, usually within about 24 hours in good weather. We use commercial grade traffic paint suited to the surface and to ADA and traffic safety standards.
Why are two thin coats better than one thick coat?
Two thin coats cure evenly and bond properly, which is what makes a sealcoat last. A single thick coat dries unevenly and is prone to cracking and peeling, so even when one coat looks adequate, two is the standard for a durable commercial result.
Why might sealcoating fail or peel?
The usual causes are poor surface prep, sealing over dirt or moisture, applying too thick, or using low grade material. Proper cleaning, crack repair, and commercial grade sealer applied to spec prevent it, which is why prep is the step we never shortcut.
Why does new striping look discolored after a sealcoat application?
Fresh sealcoat keeps curing for a few days, and paint applied over it can look slightly off until both fully set and the color evens out. Allowing proper cure time before striping minimizes this.
What causes white streaks in sealcoating?
White or chalky streaks usually come from mineral salts in the mix or from sealer applied in less than ideal conditions. Mixing to spec and applying in the right weather window prevents most streaking.
Why does sealcoating dry gray?
Sealer cures to a deep black, but it can flash slightly gray as it sets and the additives settle, especially in high traffic areas. The color deepens as it fully cures.
Why does sealcoating wear faster in traffic lanes, entrances, and exits?
Those areas take the most tire turning and braking, so they wear first. It is normal, and it is one reason we factor traffic patterns into how often a lot should be resealed.
Why is sand added to the sealer?
Sand gives the finished surface traction so it is not slick when wet, and it adds a measure of durability. It is a standard part of a quality commercial sealcoat.
What is a mix design, and why does it matter?
A mix design is the engineered recipe of sealer, water, sand, and additives for a given job. On a professional application you never have to think about it, but it is what separates a sealcoat that lasts from one that fails early, which is why we mix to manufacturer spec every time.
How is the right amount of water in the sealer determined?
Sealer is diluted only to the manufacturer specification. Too much water is a common cause of premature wear on cut rate jobs, so we measure to spec rather than thin the material to stretch coverage.
Do you sealcoat residential driveways?
No. We are a commercial contractor and focus on parking lots, private roads, and industrial facilities.
What size projects do you take?
From a single small lot to large multi site portfolios. Larger square footage earns lower unit pricing.