Asphalt Sealcoating Experts
What Is Asphalt Sealcoating?
Asphalt sealcoating is a preventative pavement maintenance process that involves applying a protective coating over an existing asphalt surface. It is commonly used on driveways, parking lots, private roads, commercial properties, and other asphalt-paved areas to help protect the surface from everyday environmental exposure and normal wear. Sealcoating also restores the darker, more uniform appearance that asphalt can lose as it ages.
Over time, asphalt is exposed to sunlight, moisture, temperature changes, vehicle traffic, and surface contaminants, all of which can contribute to oxidation and deterioration. A properly applied sealcoat forms a protective surface layer that helps reduce direct exposure to these conditions. However, sealcoating is primarily a preventative maintenance treatment and is not intended to repair deep potholes, structural failures, or severely deteriorated pavement.
Professional asphalt sealcoating services typically include inspecting and cleaning the pavement, completing necessary repairs, preparing the surface, and evenly applying the appropriate sealcoat material. When incorporated into a broader asphalt pavement maintenance program, sealcoating can help preserve surface condition, improve curb appeal, and support the long-term performance of residential and commercial asphalt.
When Is Asphalt Sealcoating Necessary?
Asphalt sealcoating is necessary when pavement begins showing signs of oxidation, fading, minor surface wear, or continued exposure to weather and traffic. Asphalt that has changed from a rich dark appearance to a lighter gray color may be experiencing surface oxidation. Sealcoating can be considered as part of preventative maintenance before minor surface deterioration develops into more significant pavement problems.
Sealcoating may also be appropriate after cracks, potholes, and other damaged areas have been properly repaired. Applying a protective coating over pavement with significant unresolved damage does not correct the underlying problem. For this reason, the asphalt should first be evaluated to determine whether it needs crack repair, pothole patching, drainage correction, or other asphalt repairs before sealcoat application.
The appropriate sealcoating schedule depends on pavement age, condition, traffic volume, climate, previous treatments, and the amount of everyday wear the surface receives. Commercial parking lots with frequent traffic may have different maintenance requirements than residential driveways. Regular pavement inspections can help determine when asphalt sealcoating and preventative maintenance should be performed rather than relying on a fixed schedule for every property.
What Is Required For Asphalt Sealcoating?
Successful asphalt sealcoating requires proper pavement inspection, surface preparation, suitable weather conditions, quality materials, and appropriate application equipment. Before work begins, the asphalt should be checked for cracks, potholes, oil spots, loose material, drainage problems, and deteriorated sections. Significant pavement damage should generally be repaired before sealcoating so the protective treatment is applied to a stable and properly prepared surface.
The pavement must also be clean and dry before the sealcoat is applied. Dirt, vegetation, loose aggregate, leaves, and other debris should be removed because contaminants can interfere with adhesion and produce an inconsistent finish. Depending on the project, professional preparation may involve power cleaning, crack treatment, pothole repair, edge preparation, and treatment of problem areas before the sealcoating material is applied evenly across the asphalt.
Weather and curing conditions are also important for a successful sealcoat application. Temperature, moisture, rain forecasts, and drying time should be considered according to the product specifications being used. After application, the surface needs sufficient time to cure before reopening to vehicles. Combining proper sealcoating with routine inspections, asphalt repairs, crack maintenance, and parking lot maintenance can help preserve the pavement's appearance and overall performance.
Our Reviews
What Our Customers Have to Say About Us!
The entire paving process was handled professionally from start to finish. The crew kept the work area organized, communicated clearly, and delivered a smooth, clean asphalt surface. Our parking area looks much better now.
We had several cracks and worn sections throughout our parking lot. The repair work made a noticeable improvement, and the fresh line striping gave the property a cleaner, more professional appearance.
We needed sealcoating and general pavement maintenance, and the process was straightforward and well organized. The asphalt looks refreshed, the surface is much cleaner, and we’re very pleased with the finished result.
The Process
3 Step Process For Your Asphalt Sealcoating Needs
Contact Us
Start by completing the 'Get a Free Quote' form on our website to share your Asphalt Sealcoating needs with us.
Schedule Your Estimate
Next, we'll arrange a property visit at a time that works for you to provide an in-person estimate for your Asphalt Sealcoating needs.
Get The Job Done
After you approve our estimate, we'll schedule a date to complete the job. Our team will work hard to exceed your expectations!
Request A Free Asphalt Sealcoating Quote
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