Schools, churches and public lots · Based in Eau Claire
School, Church and Municipal Parking Lot Maintenance in Northwestern Wisconsin
Sealcoating, crack sealing, asphalt repair, striping and measured track work on the lots a whole community uses. Walked, itemized and priced together, across northwestern Wisconsin.
Lots That Serve the Public
School parking lot maintenance in Eau Claire has a shape that retail work does not. So does a church lot, and so does a village lot. A facilities director, a trustee who inherited the building and a clerk with public works on her desk are three different people, and they are all in the same position: a lot the whole community drives on, a budget that gets set once a year, and a short stretch of summer when the work can actually be done.
That's the job we walk into. You get the lot measured, the scope written down and a number that's fixed before anything starts, early enough that it can sit in a budget rather than turn up after one. Commercial parking lot maintenance
Why the Work Happens in Summer
Sealer needs the pavement at 50 degrees and holding there overnight. By NOAA's climate normals, only June, July and August average above 50 overnight in Eau Claire. On a lot that's in use the rest of the year, that isn't a preference. It is the entire window.
| Working back from a summer job | What happens |
|---|---|
| Late summer, the year before | We walk the lot with you and write the scope, so what goes into the budget is a measured number rather than a placeholder |
| Whenever your budget is set | The number sits on the line with everything else, and it doesn't move afterward |
| June to August | The work happens, in the only window the weather gives |
Commercial property runs to a calendar we can state precisely: budget prep in July and August, drafts in September and October, approval in November and December. Institutions set theirs differently, but the consequence is the same one either way. A budget adopted in the fall decides next summer's work, so the conversation starts earlier than the season does.
The other clock is the freeze. Eau Claire pavement crosses freezing about 90 times a year by the same climate normals, and March and November are the worst of it, which is when open cracks take water into the base and it gets pried apart. Crack sealing is the cheap year, and it's the one worth doing before winter rather than after. Crack sealing
Work on School Lots
Three jobs from the 2026 season.
A Bid You Can Put in Front of a Board
An institutional lot is almost never one condition. A bus loop ruts where a car lot cracks, a drive lane wears differently than the back row of stalls, and the overflow area at the far end may have another three years in it. Pricing that off a square footage figure gets somebody the wrong number.
So we walk it with the person responsible for it, and you get told which areas are sound enough to seal, which need repair first, and which can wait a year, in writing, with a number beside each. Where part of the lot is that it can wait, that's the answer you get.
That document is what a board, a council or a committee actually needs, and it's free, whichever way you decide to buy the work.
What Wisconsin Law Asks of a District
As of this writing, no Wisconsin statute requires a school district to competitively bid a maintenance or construction project, or to take the lowest bid. Districts are left out of the municipal bidding rules in Chapter 66, and public reporting counts Wisconsin as one of only three states where a school project of any size can be awarded directly. Many boards still choose to bid work, and the school boards association publishes model policies for exactly that.
What that means for a facilities director is simple: if your district trusts a contractor, the law doesn't force you through a sealed-bid process to hire them. The diligence you owe the public is the same either way, and it's why the bid document matters more than the bid process. A walked lot, a written scope, and a number that's fixed before work starts are what make a direct award easy to defend.
For City and Village Lots: the Thresholds
City public construction now requires sealed bids above $50,000, raised from $25,000 by 2025 Wisconsin Act 188 in April 2026. A Class 1 public notice is required above $10,000. Highway construction kept the old figures, $25,000 and $5,000, but a parking lot isn't highway work. Much of the guidance still online publishes the old threshold.
A typical sealcoat-and-stripe package lands under both gates, so a city or village can commission it the way it buys anything else. There is no state or local prevailing wage on local public works either; Wisconsin repealed it for local governments in 2017, and federal Davis-Bacon rates apply only when federal money is in the job. We're a contractor, not your counsel, so confirm the current figures with your clerk before you rely on them. The written scope and fixed number are the same for you either way.
Services for Schools, Churches and Public Lots
From church parking lot sealcoating on a lot that fills twice a week to a bus loop that ruts where the rest of the lot only cracks.
- Sealcoating every two to three years in northwestern Wisconsin. Pitch Black asphalt emulsion, no coal tar, which is the question a board asks first.
- Crack sealing with hot rubber at 400 degrees, so it stays flexible through the freeze instead of popping out in spring.
- Asphalt repair where a bus loop or a drop-off lane has rutted. Failed areas get cut out and rebuilt rather than skinned over.
- Striping for stalls, crosswalks, bus lanes, fire lanes, accessible stalls and access aisles. Measured before anything is painted.
- Catch basin repair for the sunken grate that ponds in October and is a sheet of ice by January.
- Concrete for curb and gutter, dumpster pads and flatwork, on the same bid as the asphalt.
- Snow plowing through the winter. Commercial lots are the focus, and contracts get set up in September or October.
Running Tracks and Athletic Surfaces
Lane widths, lane numbers and exchange zone marks are measured layout work, and getting them wrong is visible from the bleachers for the next several years.
We stripe them, and the photographs above are ours. If the same summer is going to take the lot and the track, they get priced and sequenced together rather than worked around each other.
Church Lots
A church lot is busy on the days it's busy. Weekend services, a funeral nobody scheduled, a weekday program, a festival the whole year points at. The number that decides what is possible is the cure time: about 24 hours before a car goes back on fresh sealer and 48 before anything heavy, and it moves with the temperature and humidity on the day.
So the useful thing to send us is your calendar, not just your square footage. Tell us which days and which areas you can't lose, and it gets worked out in the estimate rather than on the morning the trucks arrive.
Why can the work only happen in summer?
When should we start the conversation about next summer?
Can the lot be used while the work is going on?
Do you stripe running tracks?
Do you use coal tar sealer?
Do you plow in the winter?
Other Kinds of Lot We Work On
Property managers and HOAs
Several properties, one budget, and a board asking what the number is. Property managers and HOAs
Retail, industrial and self-storage
The lot is the front door, and it's also where the trucks turn. Retail and industrial lots
Commercial sealcoating
What a lot sealcoat actually includes, and what the season allows. Commercial parking lot sealcoating
Content reviewed August 2026.
Get a Free Estimate
Bids for next summer belong in the budget you're writing now. We'll come walk the lot, measure it, and give you a written price with the areas that can wait marked.
(715) 450-9897Or send the form and we'll call you back.
- Roughly how big the lot is, and whether a bus loop or a track is involved
- Which budget year the number needs to land in
- The days and areas the property can't lose