Serving Portland, Gresham, Vancouver & Surrounding Areas
Driveways, commercial lots and asphalt repair across Orchards and east Clark County.
Warranty
Satisfaction
Portland Team
Smooth Rollin’ Sealcoating and Paving works throughout Orchards, the large unincorporated community on Vancouver’s eastern edge. At 27,729 residents it is bigger than most incorporated cities in Clark County, and we treat it that way. We cover the residential grid through Sifton, the Fourth Plain and 162nd Avenue commercial corridors, and out toward Five Corners and Brush Prairie.
Because Orchards is unincorporated, anything requiring a permit goes through Clark County rather than the City of Vancouver, and the two are not interchangeable even though your address may read Vancouver. We deal with the county regularly and will tell you at the quote whether your job needs one. The housing stock here spans a wide range, from mid-century properties on generous lots to subdivisions built in the last fifteen years, and the right recommendation differs sharply between them. An older driveway with a sound base is a genuine sealcoating candidate. One built on ground that was never properly compacted is not, and we will say so.
Nearby we also serve Vancouver, WA, Battle Ground, WA, Camas, WA and Ridgefield, WA. 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.
Orchards is unincorporated, so permits go through Clark County, not the City of Vancouver, even where your mailing address says otherwise. We will tell you at the quote whether your job needs one rather than leaving you to find out.
Sealcoat protects a sound surface. It does nothing for a failed base, and selling it to someone who needs a rebuild is easy money we would rather not take. We assess what is under your driveway before recommending anything.
One team from excavation through striping. No subcontractor handoffs. Everything we install in Orchards carries a 1-year warranty on our workmanship.
A written proposal with the scope and price, base and drainage itemized so you can see what you are paying for.
Every job in Orchards 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 Orchards. 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 Orchards 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 Clark 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 Orchards surface is still worth maintaining and when it has gone past that point.
Parking lot layout and restriping for Orchards 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 Orchards 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 Orchards 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 Orchards.
Clark County, not the City of Vancouver. Orchards is unincorporated, so county rules apply even though the postal address reads Vancouver and the city limits are only a few blocks away. The requirements are genuinely different. We will tell you which side of that line your property falls on before you start.
It comes down to the base rather than how the surface looks. Hairline cracks, fading and loose aggregate are surface conditions, and sealcoating plus crack sealing will meaningfully extend the driveway’s life. Alligator cracking in a connected web, edges that have dropped, or ground that gives when a vehicle sits on it are base failures, and no surface treatment fixes those. We will tell you which you have.
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 Orchards 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.
