SERVING CENTRAL VALLEY: TULARE, KINGS, FRESNO & KERN COUNTIES
CA LICENSE #1084221
CALL:559-782-0904
TEXT:559-310-6578
REFRESH YOUR ASPHALT WITHOUT PAYING TO REPAVE IT
When the asphalt is still sound but the finish is faded, sealcoating can improve its appearance and help protect the surface from weathering and wear. It is a maintenance option for pavement with useful life left.
Tri County Asphalt sealcoats business parking lots, managed communities and residential driveways across the Central Valley. Choose between economy material and premium SteelGuard, with preparation, needed repairs and crack treatment included in the discussion.
Ask what separates the options for your job. We will identify the material and work proposed so you can compare the complete estimate, not just the finished color.
ECONOMY OR PREMIUM STEELGUARD
AN ECONOMY OPTION FOR YOUR MAINTENANCE PLAN
Economy sealcoating gives you another material option when planning the project. We explain the proposed application and preparation so you can compare it with the premium option on the same basis.
The right choice depends on the pavement and what you want the maintenance investment to achieve. Price matters, but so do the work included and the conditions the coating will face.
PREMIUM STEELGUARD SURFACE PROTECTION
SteelGuard uses a polymer-modified asphalt binder with mineral and slate aggregate. Its formulation is intended to protect against weathering and tire abrasion while renewing minor surface texture loss.
For a property owner, that means a protective coating with aggregate in the finished surface, rather than color alone. We can explain where SteelGuard fits your project and how the proposed application differs from the economy option.
Neither coating rebuilds structurally failed asphalt. We address those areas in the repair recommendation first.
GET THE PREPARATION RIGHT
REPAIR BROKEN PAVEMENT
Potholes and crumbling sections need asphalt repair. A coating over damage cannot replace the missing pavement underneath.
CLEAN AND PREPARE THE SURFACE
Loose material and contaminated areas affect the application. Preparation brings the existing pavement into the condition needed for the selected product.
TREAT OPEN CRACKS
Some cracks need a separate filling or sealing treatment. We identify those needs so the work is included before the final coating stage.
PLAN THE FINISHED MARKINGS
On parking lots, striping completes the project after the coating is ready. Include any intended layout changes early so the work follows a reviewed plan.
A BETTER LOOKING LOT WITHOUT REPAVING EVERYTHING
Sealcoating can be a practical part of caring for asphalt that is still performing its structural job. If the surface is faded but the pavement is largely intact, maintenance may be the conversation to have before considering replacement.
If you are seeing deep cracks, movement or recurring potholes, those conditions need attention first. We will help distinguish a maintenance project from a rehabilitation project so your budget goes toward the work the lot actually needs.
COMMERCIAL WORK THAT ACCOUNTS FOR OCCUPANTS
Vehicle removal, entrances and reopening need to be planned before coating begins. We coordinate the sequence with the property contact and discuss when the surface can return to use.
“Good communication and work. Have used them several times for seal/slurry and repairs at a commercial HOA.”
DANIEL BARPAL
GOOGLE REVIEW, MAY 2026.
For larger occupied sites, see our property manager services.
SEALCOATING QUESTIONS
SEALCOATING NEAR YOU
We serve Porterville, Visalia, Hanford, Clovis, Fresno, Bakersfield and other communities in our four-county service area. Text 559-310-6578 to begin.