Commercial Crack Sealing FAQ — Utah Parking Lot Maintenance

Frequently Asked Questions

How much does commercial crack sealing cost?

Crack sealing runs $1.50 to $3.00 per linear foot of crack, including routing on cracks over 1/2 inch wide. A typical 20,000 sq ft commercial lot might have 800 to 2,000 linear feet of sealable cracks, putting the job at $1,200 to $6,000 depending on crack density. We measure total linear footage during assessment and provide a fixed-price quote.

Can I crack seal over an existing sealant application?

Only if the existing sealant is in sound condition and adhered to the crack walls. Failed, de-bonded, or raised existing sealant must be routed out before re-sealing. Applying new sealant over failed old sealant bonds to the old material, not the asphalt, and will fail at the same rate.

Does crack sealing work on reflective cracks over concrete?

Reflective cracks over concrete joints are among the most challenging to seal permanently because the concrete joint movement is transmitted through the asphalt overlay on a predictable cycle. Hot-pour rubberized sealant is the best available product for reflective crack management, but expect to reseal these cracks every 2 to 3 years. Full-depth removal of the asphalt over the joint and joint repair is the permanent solution.

Will crack sealing make my lot look new?

No. Crack sealing is maintenance, not cosmetic restoration. The sealant bead is visible—it looks like a dark repair line on aged asphalt. If appearance is important (customer-facing retail, HOA lots), combine crack sealing with seal coating 48 hours later for a uniform dark surface.

What cracks should NOT be sealed?

Edge cracks within 6 inches of a curb or pavement edge that are caused by base undermining should not be sealed—they will re-open as the base continues to erode. These need structural repair: base stabilization and patching. Alligator-cracked areas should not be crack-sealed—individual cracks in a failed section re-open within one season. Patch the alligator area first.