Parking lot sealcoating in Tyrolian Village.

What the work involves

A lot gets the same treatment as a driveway on a bigger scale and a tighter schedule. Clean, crack seal, sealcoat, restripe. Most occupied lots get phased in sections so the property keeps working while the sealer cures.

Why it matters at this elevation

Sealer is the layer that takes the abuse so the asphalt does not. High-altitude sun oxidizes the binder that holds asphalt together, and once that binder dries out the surface starts to ravel and crack. A coat of sealer absorbs that UV instead, and it sheds the water that would otherwise soak in and freeze.

At nearly 6,800 feet and up, winter is the default condition and summer is the exception. Pavement spends a large share of the year buried, then spends spring cycling through melt and hard overnight freezes. Crack sealing before the snow is the single most valuable thing that happens to asphalt up here.

How the job runs

The order of operations is what makes it last. The surface gets cleaned down to sound pavement, oil spots get treated so the sealer will bond over them, cracks get sealed first, and then the coating goes on. Skipping prep is how a sealcoat ends up peeling inside a year.

Tyrolian Village pavement specifically

Residential drives and association road pavement. We carry Nevada license 29573 alongside the California one, which is what makes work on this side of the line straightforward rather than complicated.

Elevation and grade both step up here relative to Incline proper, which means a longer snow season and driveways that work harder against the water coming off the slope above them. Tyrolian Village is a residential community above Incline Village on the Nevada side of the lake, set up the hill from the main village area.

A coating on this pavement is protection against sun and water, not a repair. Where the surface has gone past protection, we say so rather than paint over it.

Tyrolian Village sits at roughly 6,600 feet, and the pavement around it behaves accordingly. More on the area on our Tyrolian Village service area page. We work the same corridor across the Truckee area, and the pavement guides go deeper on the physics if you want it.

Questions