Parking Lot Sealcoating

Riley’s Asphalt serves commercial property managers and business owners across Castle Rock and Douglas County with parking lot sealcoating that extends pavement life and reduces long-term maintenance costs.

For more than three decades, Riley’s Asphalt has protected commercial parking lots across Castle Rock and throughout Douglas County. We understand exactly how this region’s intense UV exposure at 6,200 feet elevation and dramatic freeze-thaw cycles break down asphalt, and we know how to protect against it.

Our family-owned company maintains an A+ BBB accredited rating and over 40 five-star Google reviews from local business owners and property managers who trust us with their pavement investments. We’re fully insured and carry comprehensive workers’ compensation coverage for every project we complete.

Castle Rock’s elevation creates unique challenges for asphalt. Colorado’s intense UV radiation oxidizes pavement faster than in lower-elevation markets, turning asphalt brittle and gray. We apply premium asphalt emulsion sealers specifically formulated to restore asphalt’s protective oils and create a weather-resistant barrier against UV damage. Our application schedule accounts for Douglas County’s temperature swings—we only seal when conditions allow proper curing, typically when overnight lows stay above 50°F and daytime temperatures reach at least 60°F.

We use high-quality asphalt emulsion sealers rather than coal tar products. Asphalt emulsion provides excellent protection while being safer for your property, your tenants, and the environment. There’s minimal odor during application and curing, which matters when you’re working around active businesses. The sealer produces a rich, pitch-black finish that makes parking lots look freshly paved while protecting against water penetration, oxidation, and surface wear.

We coordinate sealcoating around your business operations. Most commercial lots require 24-48 hours of restricted access depending on temperature and humidity. We work with property managers to schedule application during slower periods, set up clear traffic control, and ensure tenants receive advance notice. For larger properties, we can section the work to maintain partial lot access throughout the project.

Parking lot sealcoating creates a protective barrier between your asphalt and the elements that degrade it. In Castle Rock’s climate, asphalt faces constant attack from:

• UV radiation at 6,200 feet elevation that oxidizes and dries out asphalt
• Freeze-thaw cycles that expand cracks and break down pavement structure
• Snowplow abrasion during Colorado winters
• Water penetration that softens the base and creates potholes
• Petroleum-based fluids from vehicles that break down binder

Professional sealcoating should be applied every 2-3 years for most commercial parking lots. High-traffic areas near building entrances or drive-through lanes may benefit from more frequent application every 18-24 months.

Our process includes power washing to remove dirt and debris, crack filling for cracks wider than 1/4 inch, application of two coats of commercial-grade asphalt emulsion sealer, and fresh striping if needed. Properly applied sealcoating restores asphalt’s black appearance while doubling or tripling pavement lifespan compared to unsealed surfaces. In Douglas County’s climate, sealed parking lots typically require resurfacing 5-7 years later than unsealed lots of similar age and traffic volume.

Professional sealcoating is the most cost-effective way to extend your parking lot’s lifespan and maintain your property’s appearance. Riley’s Asphalt has protected Castle Rock commercial properties for over 30 years with honest assessments and quality workmanship backed by our family reputation.Contact us for a free assessment of your parking lot’s condition and a straightforward estimate with no pressure to commit.