Every proposal clearly identifies the work included in the scope. We prepare the pavement based on its condition and explain any repairs that should be completed before sealer is applied.
What sealcoating does
Sealcoating places a protective coating over suitable asphalt pavement. Depending on the product and the pavement condition, it can help reduce surface oxidation and water penetration, resist certain petroleum spills, and restore a more uniform dark appearance.
As asphalt ages, oxidation makes the binder stiffer and more brittle, and that process is fastest at the pavement surface where the material is most exposed to sunlight and weather. A surface treatment can help slow that exposure.
Preparation matters
Sealcoat may bond poorly or wear prematurely when it is applied over dirt, loose material, untreated stains, or unsuitable pavement. The proposal will identify the cleaning, crack treatment, surface preparation, and repairs included for the property.
Crack sealing
Sealing suitable cracks before sealcoating keeps water out of the pavement layers and is normally part of the preparation. Recurring or interconnected cracking may indicate a deeper pavement or base problem, and we will say so if that is what the pattern suggests. See crack sealing for details.
When sealcoating makes sense
Sealcoating is most useful while asphalt remains structurally sound and is showing surface aging. It is preventive maintenance rather than a structural repair, and it will not correct widespread base failure, major depressions, or severe interconnected cracking. Potholes and other damaged areas should be repaired before sealer is applied. See asphalt repair.
Sealcoating is generally most useful after the surface begins to show aging but before deterioration requires more extensive repair. New pavement generally should not be sealed immediately. We will recommend sealcoating only when the surface condition and product requirements support it.
Sealcoating applies only to asphalt
Asphalt sealcoating is not applied to concrete or paver surfaces. Those materials require different products and repair methods. We can still stripe concrete and paver lots, and we can quote concrete repair where curbs or concrete areas are damaged. We will identify the surface before preparing a quote.
Scheduling and reopening
Project duration and phasing depend on the lot, access requirements, weather, and crew availability. We will review the property's operating needs and provide a proposed schedule before work begins.
Sealcoat usually requires a longer closure than traffic paint. The actual reopening time depends on the product, pavement temperature, humidity, sunlight, wind, and weather, and is confirmed together with the schedule.
Commercial properties
Looking to seal or repair a business location? We handle:
- Industrial drives and truck courts
- Office and corporate campuses
- Restaurant parking lots
- Hotel parking lots and drives
- Hospital campuses, drives, and parking lots
- Retail centers and strip malls
- Churches and places of worship
- Government buildings and local parks
Request a free quote
Send us the property address and a few details. We will review the lot and provide a written scope and price.