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Preventative Maintenance Is The #1 Choice To Extend The Life Of Your Pavement

Sealcoating is a simple Preventative Maintenance process that protects and greatly extends the life of Asphalt Pavement.


Sealcoating is an essential part of managing and maintaining your Asphalt and getting the most for your money over time. You can double the life span of an Asphalt Pavement by Sealcoating, along with Crack Sealing; these general maintenance procedures will significantly delay the need for expensive Asphalt Repair or Asphalt Replacement, and ultimately add up to substantial savings for you.

Life cycle cost analysis studies have established that unprotected pavements will likely cost a property owner as much as five times more compared to a pavement that has been protected with a regular asphalt maintenance program.


  • Temperatures must be a minimum of 50 degrees and rising for a period of not less than 24 hours. Do not apply when temperatures are forecasted to get below the 50 degree mark.

  • Do not apply if rain is imminent within the same 24 hour period

  • Once finished with the application of sealcoat, allow to cure 24 hours before allowing vehicle traffic back on the surface.

How Does Sealcoating Work?

 Sealcoating is designed to protect your asphalt in a similar way that sunscreen protects our skin. It also acts as a barrier to the sun's damaging ultra violet rays, as well as reducing damage from auto related chemicals such as gas, oil and antifreeze. Another benefit offered by sealcoating is that it can reduce damage from water runoff caused by irrigation and rain. Finally, when pavement sealer is applied correctly, it fills many of the smaller cracks and holes that form over time on your asphalt surface, reducing the amount of water that is able to penetrate your asphalt's substructure. Sealcoating is important for many reasons besides saving you money and keeping out damaging elements like UV rays and automotive chemicals. It makes your asphalt surface more convenient to clean, improves its appearance, prevents and restores surface erosion, seals fine cracks, gives it the benefits of waterproofing and improves pavement flexibility. 

What Exactly Is Pavement Sealer?

Pavement sealer provides a slip resistant surface with a deep black finish that beautifies any parking lot or driveway. Pavement sealers are typically bituminous based products or acrylics. The sealer is in a liquid formulation of one of the above emulsions, mixed with water, silica sand, polymer additives, and other proprietary fillers and solids. These products can be applied by brush, spray or squeegee. A regularly scheduled sealcoating program will more than double the life of the asphalt, saving you significant dollars down the line. Instead of having to pay thousands of dollars for new pavement, it is more cost effective to spend only pennies on the dollar per square foot to maintain.

How Often Should I Sealcoat?

We recommend sealcoating 1 year after new pavement (so that the pavement has time to cure) and every 2 to 3 years thereafter, as needed. Before the sealer is applied, any potholes or cracks must be repaired and any oil spots must either be removed or primed for sealer adherence.

Does Sealer Fill In Pavement Cracks?

No, sealer will not fill in a pavement crack completely! The recommended method to asphalt crack repair is to apply a hot, rubberized asphalt crack filler product into the crack itself. This is the only way to solve your problem as it will slow the formation of new cracks. Some pavements, due to a lack of preventative maintenance, have deteriorated beyond the point of asphalt crack repair as a beneficial alternative. In these cases, your asphalt driveway or parking lot will need patch work and/or resurfacing.

How Long Should I Wait Before Driving On Newly Sealed Pavement?

The recommended wait time to allow traffic back onto your pavement after asphalt crack sealing and sealcoating is 24 hours. This allows enough time for the asphalt sealer to cure, will help prevent tracking, and will also reduce power steering marks from appearing.