In Andover, winter freeze-thaw cycles and summer heat work your asphalt like a stress test. Water finds hairline cracks, freezes, and expands. UV rays oxidize the binder. Sand and salt grind the surface. Within a few seasons, a black, tight mat can fade, ravel, and sprout potholes. Sealcoating buys you time. Done on a 2–3 year cycle, it blocks UV, sheds water, and resists oil and de-icers. Property managers who stay on schedule typically extend pavement life by 5–7 years compared with lots that go unsealed. That’s real money saved when full milling and overlay can run mid-five to six figures for medium commercial lots in Andover.
If you’ve been pricing options with an Asphalt contractor Andover, MA owners trust, you already know: timing, prep, and execution determine the ROI. Use the checklist below to make sure you get the result you paid for.
Sealcoat amplifies whatever is beneath it. That means the inspection matters. Walk the lot with your Asphalt company Andover, MA partner or your maintenance lead and document the following:
Ask for photos and a simple sketch. You want a scope that separates crack repair, patching, and sealcoating so you can compare bids apples to apples.
Not all sealers are equal. In Essex County, I look for polymer-modified refined tar or asphalt emulsion, depending on site sensitivities. Many schools and healthcare facilities prefer asphalt emulsion. For retail lots with heavy traffic and snowplow abrasion, a hard-wearing, polymer-modified blend with sand and latex tends to last longer. Key details to confirm with your Asphalt contractor Andover, MA:
Request the data sheets. A reputable Asphalt company Andover, MA will volunteer them and explain why the system matches your lot’s traffic, shading, and plowing routine.
Sealcoat needs a minimum pavement and air temperature, typically 50°F and rising, and at least 24 hours without rain. In Andover, the practical window runs mid-April through October. Consider these timing moves:
Smart scheduling avoids frantic phone calls and tracking marks. Your contractor should produce a traffic control plan and tenant notice at least a week ahead.

For most commercial lots in Andover, two thin coats outperform one thick coat. Thin films cure uniformly, resist scuffing, and reduce peel. As for method, here’s the rule of thumb we use on mixed-use lots:
Edges and tight areas get brushed to keep lines clean. High-turn areas like drive lanes might justify a third pass at intersections. If your provider recommends one heavy coat, ask why. Heavy coats can skin over, trap water, and fail prematurely.
Crack sealant is your first defense against water. Proper prep means routing wider cracks to create a clean reservoir, blowing out debris with oil-free compressed air, and heating the joint before placing hot-pour sealant. Overband width should be modest, usually 1/2 to 3/4 inch, to avoid telegraphing through the finish. For potholes and failed areas, cut-and-replace beats throw-and-go. Compact in lifts to 95 percent density. Seal the edges. Only then does sealcoat make sense. Skipping these steps is how you get reflective cracking and early failure.
Fresh sealer makes a perfect canvas for Parking Lot Striping. Verify layout against ADA and Massachusetts code. Questions to confirm before paint day:
If you offer sport amenities, coordinate Sport Court Surfacing Andover, MA schedules separately. Sport coatings are specialty systems with different cure profiles and should not be installed over standard parking sealers.
Clip and use this practical list the next time you plan work. The Andover, MA Property Owners’ Checklist for Parking Lot Sealcoating keeps everyone on the same page and reduces change orders.
I’ve seen three issues sink otherwise good projects. First, sealing too early in spring when nights dip into the 40s. The film stays soft, and tire marks appear for weeks. Second, skipping degreasing and priming oil spots. The coating will peel like a bad sticker. Third, reopening traffic too soon. Delivery trucks can twist the sealer off at intersections if it hasn’t cured. Build buffers into your schedule, and make sure your contractor staffs flaggers to keep tires off fresh coats.
Look for an Asphalt contractor Andover, MA property managers recommend, with verified commercial references, proper insurance, and equipment to both squeegee and spray. Ask to see a recent lot they sealed and striped, then drive it after a rain to judge drainage and film consistency. American Sealcoating Inc. is one local name many owners trust for coordinated crack repair, Parking Lot Sealcoating, and Parking Lot Striping, and they can also advise on driveway sealcoating for mixed-use sites. Whether you choose them or another qualified team, insist on clarity in scope and a schedule that respects your tenants.
Most commercial lots in Andover perform well on a 2–3 year cycle. High-traffic or heavily plowed sites may need shorter intervals; light-use lots can sometimes stretch to three years.
Yes. Striping typically happens 24 hours after the final coat, once the surface is dry and firm. Your provider should plan both in a single mobilization.
No. Sealcoat is protective, not structural. Potholes require patching or cut-and-replace prior to sealing.
Some owners prefer asphalt emulsion for environmental reasons. Discuss options with your contractor and request SDS sheets to align with your policies.
Professional contractors, including American Sealcoating Inc., usually provide door hangers, site maps, cones, and barricades. Confirm this in the proposal.
The Andover, MA Property Owners’ Checklist for Parking Lot Sealcoating centers on three ideas: fix defects first, use the right materials and methods for New England weather, and stage the work to protect curing time. Get those right and your lot stays darker, safer, and easier to maintain. Partner with a seasoned Asphalt company Andover, MA managers trust, align the plan with your operations, and keep records for the next cycle. Your future self and your maintenance budget will thank you.
Name: American Sealcoating Inc.
Address: 7 Ichabod Ln, Billerica, MA 01821
Phone: (877) 537-3252
Plus Code: HQ52+RP Billerica, Massachusetts