Serving Portland, Gresham, Vancouver & Surrounding Areas
Parking lots, truck courts and private roads for Portland-area businesses, phased so you stay open.
Warranty
Satisfaction
Portland Team
Smooth Rollin’ Sealcoating and Paving builds and rebuilds commercial asphalt across the Portland metro. A commercial lot is not a large driveway. It carries mixed traffic on the same surface, delivery trucks on the same asphalt as customer parking, it has ADA obligations attached to it, and it cannot simply close for a week while somebody paves it.
We handle all three of those. We specify sections by load rather than laying one thickness across the site, which means the truck route and the dock apron get built for trucks and the parking field gets built for cars. We phase the work so you never lose all your parking or all your dock access at once. And we handle the striping and ADA layout as part of the same job rather than sending a second crew back weeks later, which is how lots end up striped to the wrong dimensions.
Warranty on All Work
Four things separate a commercial job from a large residential one. Getting any of them wrong is expensive.
A loaded truck concentrates many times the weight of a car onto a small contact patch, and a trailer parked on its landing gear concentrates more still. Truck routes, dock aprons and trailer parking need deeper base and thicker asphalt than the customer parking field. One uniform section across a site either wastes money or ruts within a season.
Stall dimensions, access aisle widths, slope limits and signage placement are requirements, not preferences, and a lot striped to the wrong dimensions is non-compliant however clean the paint looks. We lay out to current requirements as part of the paving job rather than tracing over whatever was there before.
Very few businesses can close their parking for a week. We sequence work so a portion of the lot stays open throughout, schedule around your operating hours where the job allows, and agree the phasing with you before we mobilise rather than discovering the problem on day two.
A big lot collects a great deal of water and has to move it somewhere deliberate. Ponding accelerates every other failure mode and creates a genuine slip and ice hazard. We set grades and detail catch points so water leaves the surface rather than sitting on it.
Every project receives the same attention to detail, from small driveway repairs to large commercial parking lots. We treat your property like our own.
New construction, full rebuilds and maintenance for commercial, industrial and multi-family properties across the metro.
New lot construction from raw site through to striped and open, and full-depth rebuilds of lots that have failed. Excavation, subgrade correction, aggregate base placed and compacted in lifts, grading set for drainage, asphalt laid and compacted, then layout and striping. We phase larger sites so the business keeps operating throughout.
The hardest-working asphalt on any commercial property. Tractor trailers, forklifts and trailers parked on landing gear all concentrate load in ways that destroy pavement built to ordinary specification. We build these areas with deeper base and thicker sections, and grade them so water does not sit where trucks stand.
Private roads and apartment or condominium parking are association and owner assets paid for out of reserves. We provide the written scope and pricing a board or property manager needs for approval, phase the work so residents keep access, and give an honest recommendation on whether a rebuild or targeted repair plus overlay is the better use of the money.
Where a commercial lot has a sound base and a worn surface, an overlay restores it at a fraction of a rebuild. We core or excavate test areas to confirm the base is genuinely sound first, because an overlay over a failing foundation reflects the old cracking through within a season or two and wastes the whole spend.
Full parking lot layout and restriping: compliant accessible stalls and access aisles, fire lanes, crosswalks, directional arrows, numbered stalls and custom stencils. We also install speed bumps, wheel stops, bollard-adjacent markings, signs and posts. Layout is designed rather than copied, because the previous striping is frequently wrong.
Sealcoating on a sensible cycle, crack sealing as cracks appear, and patching before small failures spread. For property managers with several sites we will walk all of them, tell you which need work this year and which can wait, and give you one prioritized schedule rather than six separate sales pitches.
We believe in making your asphalt project as simple and transparent as possible.
We discuss your needs and goals. Ricardo will personally visit your property to assess the existing surface, identify underlying issues, and take precise measurements.
You'll receive a detailed, easy-to-understand proposal clearly outlining the scope of work, materials to be used, and straightforward pricing with no hidden fees.
Once approved, we schedule work at your convenience. Our team arrives fully equipped to prepare the site, including cleaning, saw cuts, or grading for proper drainage.
Our crew lays and compacts the asphalt at temperature, using the right equipment for the size of the job.
We conduct thorough cleanup, then perform a final walk-through with you to ensure complete satisfaction and answer any questions about care and maintenance.
Ready to begin?
In almost every case, yes, by phasing. We divide the lot into sections and sequence them so a workable portion stays open throughout, agree the phasing and the signage with you before we start, and work around your operating hours where the job allows. Fully closing a lot is faster and cheaper, so we will quote both and let you decide which trade-off suits your operation.
A small lot is typically a few days of work once we mobilise: preparation and base, then paving, then striping once the surface has cured enough to hold paint. Larger sites take longer, and phasing extends the calendar because we are working in sections rather than all at once. Weather is the biggest variable, so we build a buffer into commercial schedules rather than promising a date the season may not allow.
Yes, as part of the paving job. That covers accessible stall and access aisle dimensions, the slope limits that apply to accessible parking, correct signage placement and the pavement markings themselves. We lay the design out to current requirements rather than restriping over the existing layout, because existing layouts on older lots are frequently non-compliant and repainting them just preserves the problem.
It depends whether the failure is localized or general. Damage confined to specific areas, usually where trucks turn or water collects, is normally repaired in those areas and then overlaid or left, which is far cheaper. Cracking and movement spread across the whole lot points at a base that has failed generally, and at that point money spent patching is money spent on a surface that needs rebuilding anyway. We will tell you which you have and show you why.
Yes, and it is usually a more useful conversation than a single-site quote. We will walk all the properties, assess each one, and come back with a prioritized schedule showing what genuinely needs work this year, what can safely wait, and what is cheap now and expensive later. That lets you plan a budget rather than react to whichever lot fails first.
Yes. Everything we install carries a 1-year warranty on our workmanship, commercial and residential alike. What that covers is our work: materials and installation. It does not cover damage from loads the surface was not specified for, which is one of the reasons we ask what will actually use the lot before we quote it rather than after.
