Seal Coat Pricing Breakdown — Per-Square-Foot Rates, Add-Ons, and Volume Tiers
Transparent unit pricing for facility directors building capital budgets and annual maintenance plans.
Base Service Pricing (Per Square Foot of Lot Area)
All pricing below is for 2-coat asphalt emulsion seal coat, sand additive included, within 30 miles of Salt Lake City during standard scheduling (7 a.m. to 5 p.m., weekday). 5,000 to 10,000 sq ft: $0.30 to $0.38/sq ft. 10,001 to 30,000 sq ft: $0.22 to $0.30/sq ft. 30,001 to 75,000 sq ft: $0.17 to $0.24/sq ft. 75,001 to 150,000 sq ft: $0.15 to $0.20/sq ft. Over 150,000 sq ft: contact for project pricing. Single-coat application (where appropriate—new asphalt refresh only): 55 to 60 percent of 2-coat price. Annual maintenance program discount (committing to biennial seal coat over a 4-year period): 8 to 10 percent off the standard project price per application.
Add-On and Upgrade Pricing
Oil-spot priming: $0.04 to $0.08/sq ft of contaminated area (applied to contaminated zones only—not the full lot). Sand additive premium (additional sand for high-traction zones, drive aisles): $0.02/sq ft additional. Re-striping — traffic paint: $0.03 to $0.05/sq ft of lot area for standard stall layout plus fire lane and stop bar markings. Re-striping — thermoplastic for ADA symbols and fire lane curb: $40 to $65 per ADA stall in thermoplastic; $2.50 to $4.00/lf for fire lane thermoplastic. After-hours scheduling premium (5 p.m. to 11 p.m.): 20 percent on labor component. Overnight scheduling (11 p.m. to 6 a.m.): 30 percent on labor. Weekend scheduling: 25 percent on labor. Mobilization (for projects under 10,000 sq ft): $400 to $600 separately invoiced.
Volume Discount Tiers for Multi-Property Portfolios
Property management companies scheduling 3 or more properties in the same production week: 10 percent discount on base seal coat rate per property. Annual contracts (4+ years of biennial applications): 8 to 10 percent discount per application. Multi-property master pricing agreement: for portfolios of 10 or more commercial properties, contact us for a negotiated rate schedule with guaranteed priority scheduling in spring and fall production windows. Master agreements include a fixed unit price for the contract year with a material cost escalation cap tied to OPIS asphalt price index.
Sample Budget for a 40,000 sq ft Commercial Lot
The following illustrates a complete project budget for a 40,000 sq ft retail lot on the biennial maintenance cycle: Crack sealing (est. 800 lf at $2.00/lf): $1,600. Seal coat — 2 coat, 40,000 sq ft at $0.22/sq ft: $8,800. Oil-spot priming (est. 500 sq ft at $0.06/sq ft): $30. Re-striping — traffic paint (40,000 sq ft at $0.04/sq ft): $1,600. ADA thermoplastic symbols (6 stalls at $50 each): $300. Fire lane thermoplastic (180 lf at $3.00/lf): $540. Total project budget: $12,870. Per-square-foot of lot area, all-in: $0.32. Amortized over the 2-year cycle: $0.16/sq ft/year. Compare to mill-and-overlay at $2.50 to $4.00/sq ft in Year 10 if not maintained.
Recent Seal Coat Maintenance Projects
Common Questions
- Does pricing include the cost of closing sections of the lot?
- Traffic control (cones, signage, tape for section boundaries) is included in the seal coat pricing. The operational planning required to phase the lot and maintain access to the building throughout the project is included in our project management scope. There is no separate charge for phasing planning.
- What payment terms are available?
- Projects under $10,000: payment due net-15 after project completion. Projects $10,000 to $25,000: 30 percent deposit at contract execution, balance net-30 after completion. Projects over $25,000: 30 percent deposit, progress payment at 50 percent completion, balance net-30 after completion. Multi-year contracts are invoiced per-application on the same terms.
- Is pricing the same for sloped lots vs. flat lots?
- Moderately sloped lots (under 5 percent grade) are priced at standard rates. Steeply sloped lots (over 5 percent) require squeegee application (spray creates uneven coverage on steep grades), which reduces production rate and may add 5 to 10 percent to the base price. Sealer on steep grades also requires a slower application speed to prevent material running before it tacks—this is standard practice on hillside properties.
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