Serving Portland, Gresham, Vancouver & Surrounding Areas
Driveways, McLoughlin corridor commercial lots and asphalt repair in Gladstone.
Warranty
Satisfaction
Portland Team
Smooth Rollin’ Sealcoating and Paving serves Gladstone, the small Clackamas County city wedged between I-205 on the east and McLoughlin Boulevard on the west. We work the residential streets through the middle of town, the commercial frontage along 99E, and the neighborhoods running down toward the water on two sides.
Gladstone is bounded by rivers on two of its four sides, the Clackamas to the south and the Willamette to the west, and that geography is not decorative. Properties on the lower ground toward either river sit on higher water tables and looser alluvial soil than the ground up near the highway, and a driveway specification that works fine on one side of town can be inadequate on the other. We assess the site rather than assuming the town has one soil type. Gladstone also has a good deal of mature tree canopy, and roots under older driveways cause more failures here than surface wear does.
Nearby we also serve Oregon City, OR, West Linn, OR, Milwaukie, OR and Happy Valley, OR. See every city we cover on our service areas page.
Warranty on All Work
We deliver exceptional results backed by transparent pricing and a commitment to quality.
Ground near the Clackamas and Willamette is looser and wetter than ground up by I-205. The same driveway specification is not right for both. We look at what is actually under your property before pricing.
Mature canopy over older driveways causes more Gladstone failures than surface wear. Lifting along one edge is a root, not a base collapse, and it is repaired by cutting out and rebuilding that section rather than resurfacing everything.
One team from excavation through striping. Everything we install in Gladstone carries a 1-year warranty on our workmanship.
A written proposal with the scope and price, base and drainage itemized. No allowances that grow once the work starts.
Every job in Gladstone gets the same crew, the same materials and the same walk-through, whether it is a single driveway or a full commercial lot.
We offer a full range of asphalt paving and maintenance services to keep your property safe and looking its best.
New asphalt driveways and parking areas across Gladstone. A driveway starts well below the surface: excavation, a graded and compacted aggregate base, drainage that moves water off rather than holding it, then asphalt laid and rolled at temperature. On Gladstone properties the base and the grading do most of the work. Get those right and the driveway lasts; get them wrong and no amount of surface quality saves it. We handle new construction, full replacements where a driveway has failed, and commercial paving for parking areas and private access.
On existing asphalt, sealcoating and crack sealing are what keep water out of the base, and in Clackamas County that is most of the battle. Sealcoat blocks UV, rain and vehicle fluids, and brings the color back. Crack sealing is the higher-value of the two: sealing a crack while it is a quarter inch wide costs a fraction of repairing the pothole it turns into. We will tell you honestly when a Gladstone surface is still worth maintaining and when it has gone past that point.
Parking lot layout and restriping for Gladstone businesses, including ADA stalls and access aisles to current requirements, fire lanes, crosswalks, numbered stalls and custom stencils. A lot striped to the wrong dimensions is non-compliant no matter how clean the paint looks, so we lay it out properly rather than tracing over whatever was there before. We also install speed bumps, wheel stops, signs and posts.
Potholes, spreading cracks and edges that have started to break up all get worse quickly once water is in the base. We handle crack sealing, patching, saw-cut and full-depth repairs, grinding, and base repair on Gladstone driveways and lots. Timely repair is the cheapest work in this trade, and we would rather do a repair now than a replacement in three years.
We make your asphalt project as simple and transparent as possible.
We discuss what you need and visit your Gladstone property to assess the existing surface, check the base and take measurements.
You receive a detailed, easy-to-understand proposal with straightforward pricing and no hidden fees.
Our team arrives fully equipped to prepare the site, including cleaning, grading, and ensuring 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 and perform a final walk-through to ensure your complete satisfaction.
Ready to begin?
Answers to common questions about paving and asphalt work in Gladstone.
For paving, yes. Ground on the lower elevations toward the Clackamas and the Willamette carries a higher water table and looser alluvial soil than ground up near I-205, and it needs more base and more attention to drainage as a result. A specification that produces a twenty-year driveway on the high side of town can be genuinely inadequate a few blocks downhill. We assess the site rather than applying one number to the whole city.
Usually not. Lifting confined to one edge or one strip is almost always a tree root rather than a general base failure, which means the rest of the driveway is still doing its job. We saw cut the affected section out, deal with the root within what the tree and the city allow, rebuild the base and pave the section back in. Replacing the whole surface when one section failed is a much larger bill for no additional life.
Paving installs a new asphalt surface. It is the right answer for new construction, or for a driveway or lot whose base has failed and cannot be saved from the top. Sealcoating is preventative maintenance: a protective layer applied over existing asphalt that shields it from UV, rain and vehicle fluids. Paving builds or rebuilds the surface, sealcoating protects one that is still sound. Neither substitutes for the other.
Every two to three years for most Gladstone properties, and crack sealing whenever a crack appears rather than on a schedule. Our regional rainfall is the reason the interval is shorter here than in drier parts of the country. Water getting into the base is what ends asphalt, and sealcoat plus crack sealing is what keeps it out. New asphalt is the exception and needs to cure before its first coat.
Normally within about 24 to 72 hours depending on temperature and how thick the section is, and we give you a specific answer for your job before we leave. Full curing takes considerably longer. For the first several weeks avoid parking in the same spot for long periods, turning the wheels of a stationary vehicle, and putting down jack stands or trailer jacks without a board under them.
