- 1918 West 169th Street Gardena, CA 90247
Commercial & Industrial Properties
All Asphalt Surfaces
Seal coating is a protective liquid coating applied directly to asphalt parking lot and structure surfaces. Think of it as sunscreen for your pavement. In Los Angeles, asphalt is under constant attack from intense UV radiation, heat, vehicle fluids, and seasonal rain — all of which cause oxidation, drying, cracking, and rapid deterioration.
A properly applied seal coat creates a protective barrier that blocks UV rays, resists oil penetration, prevents water infiltration, and restores the deep black color that signals a well-maintained property.
Please note: our seal coating service is for asphalt surfaces only. For concrete surfaces, please see our Concrete Sealing service.
We assess your asphalt condition, identify cracks needing repair, and recommend the right product
Surface thoroughly cleaned. Cracks repaired before coating.
Surface closed for 24-48 hours. We schedule around your operations.
Since 1991, serving parking lots and commercial facilities across Greater Los Angeles.
A real person responds within 24 hours — no bots, no automated replies, ever.
Every project photographed before and after — clear proof of value delivered.
Proudly based in Gardena, CA. We know LA's climate and what works here.
One named contact from assessment to completion. Always know who to call.
Full California credentials on every commercial project — protecting your property.
Property Prep delivered fast, reliable, top-quality work from start to finish. Professional, efficient, and the results completely transformed our parking facility.
Attention to detail and clear communication throughout. The final outcome exceeded our expectations — our go-to contractor in LA.
From parking lot cleaning to concrete repairs, done with precision and care. We’ve used Property Prep for years and they’ve never let us down.
Every 2–4 years for most commercial parking lots. Los Angeles’ intense sun accelerates asphalt oxidation.
Our seal coating service is for asphalt only. Concrete lots require different protective treatments — see our Concrete Sealing page.
Application takes 1–3+ days for a standard lot. The surface typically requires 24-48 hours curing before vehicle traffic.
Gardena
Los Angeles
Torrance
Carson
Compton
Redondo Beach
Manhattan Beach
Hermosa Beach
Lawndale
