Asphalt Sealcoating
A protective coat that blocks the four things that destroy asphalt: UV, water, oil and salt. Done with real prep and undiluted material.
What sealcoating actually does
Asphalt is stone held together by a petroleum binder. Sun oxidizes that binder, water washes it out, and oil and fuel dissolve it. As the binder goes, the surface turns gray, then porous, then it ravels and cracks. Sealcoat is a sacrificial layer that takes that abuse instead of the pavement.
What it is not: a repair. Sealer will not hold a failed base together, will not fill a crack, and will not hide a pothole for long. Anyone who tells you otherwise is selling a coat of paint over a problem.
Our process
- Clean the surface. Blow, sweep and wire-wheel the edges. Sealer bonds to clean asphalt and to nothing else.
- Treat oil spots. Petroleum contamination gets a bonding primer. Skip this and you get bare patches in six months.
- Fill the cracks. Everything over roughly a quarter inch gets cleaned and hot-pour sealed before any coating goes down.
- Cut the edges by hand. Clean lines at curbs, garages, sidewalks and landscaping. No overspray on your building.
- Apply to spec. Mixed per the manufacturer, not stretched to cover more square feet. Two coats where the surface calls for it.
- Barricade and cure. Cones, tape and signage. Foot traffic in hours; vehicles off 24–48 hours.
When sealcoating is the right call
| Surface condition | Right move |
|---|---|
| New asphalt, 6–12 months old | First seal — sets the maintenance clock |
| Gray, fading, a few hairline cracks | Seal now; this is the cheap window |
| Open cracks, some raveling | Crack fill first, then seal |
| Potholes, alligatored areas, soft spots | Patch or partial-depth repair first |
| Base failure across the lot | Sealing is money wasted — we'll tell you so |
If your lot is in that last row, we'd rather say it out loud than take the job and watch it fail. An honest "not yet" is worth more to us than one invoice.
Cost factors
Square footage is the starting point, but the real variables are surface condition, how much crack work is needed, how much hand-cutting the layout requires, and access — a lot we can run a squeegee machine across prices differently from a tight driveway with three turns and a gate. We measure on site and put a fixed number in writing.
Ready for a Number?
Free on-site measurement and a written quote. No obligation.