Asphalt Sealing & Paving

Asphalt sealing (sealcoating) is applying a protective layer to asphalt pavement to shield it from water, UV rays, oils, and chemicals. Sealing extends pavement life by 2-3x, prevents cracks from forming, maintains flexibility, and restores rich black appearance. It's preventative maintenance that saves thousands versus repaving costs.

Asphalt sealing typically costs $0.20-0.40 per square foot depending on lot condition, size, and preparation needed. A 10,000 sq ft parking lot averages $2,000-4,000 for sealing. Crack filling adds $1-3 per linear foot. Repairs vary by damage extent. Bundle with power washing and line painting for 10-15% discount.

Yes, we provide asphalt sealing and paving throughout the Greater Toronto Area including Markham, Richmond Hill, Scarborough, North York, Newmarket, Vaughan, Toronto, and surrounding municipalities. Same service coverage as our cleaning and specialty services for complete facility care.

Commercial parking lots should be sealed every 2-3 years depending on traffic volume, weather exposure, and current condition. High-traffic lots may need sealing every 1-2 years. New asphalt should cure 6-12 months before first sealing. Regular sealing is much cheaper than letting pavement deteriorate and requiring costly repairs or replacement.

Late spring through early fall (May-October) when temperatures are consistently above 10°C and dry weather is forecast. Sealcoating needs 24-48 hours to cure without rain. We avoid humid, rainy periods and cold temperatures. Best results come from warm, dry conditions allowing proper curing and adhesion.

Sealing protects asphalt from water penetration (prevents freeze-thaw damage), UV ray oxidation (stops surface breakdown), petroleum products and oils (prevents chemical deterioration), salt and de-icing chemicals, and general weathering. It fills surface voids, prevents raveling, and maintains pavement flexibility preventing cracks.

Yes! Proper preparation is critical. We clean the surface thoroughly (power washing recommended), fill all cracks with hot rubberized crack filler, repair potholes and damaged areas, level uneven surfaces, and address drainage issues. Sealing over unrepaired damage doesn't fix underlying problems - proper prep ensures long-lasting results.

Timeline depends on lot size and preparation needed. Small lots (5,000-10,000 sq ft) take 4-8 hours including prep and application. Medium lots (20,000-40,000 sq ft) take 1-2 days. Large facilities may require 2-4 days. We apply 2 coats for best protection. Parking lots can reopen 24-48 hours after final coat.

Yes, we can work in phases to maintain partial parking availability. We section off areas with cones and barricades, complete one section while others remain open, then rotate to next section. This approach takes longer but minimizes business disruption. We often schedule work during off-peak hours or weekends.

Sealing is preventative maintenance coating existing asphalt ($0.20-0.40/sq ft, done every 2-3 years). Repaving is replacing damaged asphalt ($3-7/sq ft, needed when pavement is too deteriorated). Regular sealing prevents the need for expensive repaving. If asphalt has major structural damage, alligator cracking, or severe potholes, repaving may be necessary.

Yes, we provide complete asphalt services including new parking lot paving, overlay paving (adding new layer over existing), full-depth repaving for severely damaged lots, and spot repairs. We assess your pavement condition during free evaluation and recommend most cost-effective solution - repair and seal versus repave.

Absolutely! The ideal sequence is: power wash to remove all dirt/oil/debris, allow 24-48 hours drying, repair cracks and damage, apply sealcoating (2 coats), cure 24-48 hours, then apply fresh line painting. This maximizes adhesion and longevity. We offer bundled packages combining all services with coordination and discount pricing.

We use commercial-grade coal tar or asphalt emulsion sealers depending on your specific needs. Coal tar provides superior resistance to oils and chemicals (ideal for high-traffic commercial). Asphalt emulsion is more eco-friendly and works well for standard applications. We recommend best option based on your lot conditions and requirements.

Yes, Zusashi Maintenance is fully licensed and insured with $5 million liability coverage for all services including asphalt sealing, paving, and repairs. All crews are WSIB compliant, properly trained, and use professional-grade equipment. We provide certificates of insurance to all commercial clients and meet municipal requirements.

Absolutely! Current cleaning clients receive 10-15% discount on asphalt services plus priority scheduling. We offer complete packages: cleaning + power washing + line painting + asphalt sealing for maximum savings and convenience. Coordinate everything with one vendor, one invoice, one relationship. Many property managers bundle all facility services with us.