There is no useful sealcoating price without a scope. Two contractors can quote the same square footage and still be pricing different jobs.
The goal is not to chase the lowest unit price. It is to find out what each number buys.
Start with measured area
Ask how the contractor measured the pavement and which areas are excluded. Islands, loading pads, concrete aprons, inaccessible corners, and areas scheduled for replacement can change the treated area.
For a parking lot, the proposal should also explain phasing. Keeping part of a site open can add mobilization, traffic control, and return trips.
Separate preparation from coating
Preparation is where vague quotes usually split apart. Get written answers for:
- sweeping, blowing, and pressure cleaning;
- vegetation and edge cleanup;
- treatment of oil or fuel spots;
- crack cleaning and crack treatment;
- pothole or failed-area repairs;
- protection of curbs, walls, drains, and landscaping; and
- disposal of debris.
If repairs are an allowance, ask what quantity is included and how additional work is priced.
Identify the material
The quote should name the product or material system, the number of coats, and the application method. Ask for the manufacturer’s application requirements and cure guidance.
Do not compare “two coats” by itself. Surface condition, dilution, coverage, squeegee or spray application, and whether traffic lanes receive a different treatment can all matter. Get enough detail that another contractor could price the same scope.
Account for access and cure time
Residential work may require moving vehicles and keeping sprinklers off. Commercial work can involve tenant notices, cones, barricades, night or weekend work, multiple phases, towing coordination, and temporary pedestrian routes.
Ask who handles each item. A low bid that leaves site coordination to the owner may not stay low.
Keep striping separate and specific
If the lot will be restriped, the proposal should list stalls, accessible markings, arrows, fire-lane markings, curbs, words, symbols, and layout changes. “Restripe as existing” is only useful if the existing layout is documented and still meets the owner’s needs and local requirements.
Use one comparison sheet
Put each bid into the same checklist:
- measured area;
- cleaning and preparation;
- crack and pavement repairs;
- product and application;
- coats and coverage;
- phasing and traffic control;
- striping;
- cure and return-to-service rules;
- exclusions; and
- warranty terms.
Call out gaps before awarding the job. A clear contractor will revise or clarify the scope. A contractor who refuses to define the work is giving you useful information too.