What is SealCoating?
SealCoating is the process of applying a coal tar emulsion over an
asphalt pavement to protect from the damaging effects of the
environment, including moisture and ultraviolet oxidation. Protecting
pavement with seal coating has basically the same effect as using sun
screen on your skin or varnish on wood because it slows down the
destructive effects of the climate. Seal coating also fills minor voids
in the surface. Other benefits include creating uniform color and
Why should I have my pavement seal coated?
Besides making your pavement look new again, pavement sealer protects
pavements from the destructive elements of the weather, gas, oil,
antifreeze, and many other chemicals that could damage the paved
How soon can new pavement be seal coated?
Newly paved asphalt surfaces should not be sealed until they have
sufficient time to cure. Curing allows the excess oils that are always
present in new asphalt to diminish through a process called oxidation.
We usually recommend that the asphalt be allowed to cure for one year
prior to seal coating for the first time and then sealed every three to
What is Crack Sealer?
Crack sealer is an elastic material designed to seal cracks against
moisture which is one of the leading causes of pavement failure.
How often should pavement be seal coated?
Asphalt pavement should be sealed every three to five years depending on
the amount of traffic surfaces that receive light traffic like home
driveways would require sealing less often than parking lots receiving
moderate to heavy traffic.
Will the pavement sealer cover oil stains?
Pavement sealer will not adhere to oil stains unless the stain is
treated with an oil stain primer prior to seal coating.
What causes scuff marks on newly sealed pavement?
Scuffing of the newly seal coated surface may occur on hot days.
Scuffing is normal and temporary usually occurring within the first
month after the seal coating has been applied. The best way to minimize
scuffing is to prevent sharp turns when driving a vehicle on the
How long does it take the material to dry?
This depends on how many coats are applied and the weather conditions.
Plan on a full 24-48 hours before driving on the pavement.
How should pavement sealer be applied?
Seal Coating can be applied either by spraying or squeegee. We usually
apply the sealer with a squeegee on smaller areas such as home
driveways. Spraying of pavement sealer is usually reserved for larger
driveways and open areas such as parking lots and roadways. Either
method will result in a quality, long lasting coating.
Will pavement sealer make the pavement slippery?
No! Pavement sealer will not make the surface slippery. We use a sand
slurry mix of pavement sealer. Silica sand is mixed in with our pavement
sealer resulting in a non-slip surface.
How do you block off sections in a parking lot?
Developing a plan to section off the parking lot to maintain traffic
flow through the project is critical to its success. Tenants must be
informed throughout process so they can plan accordingly. Each area is
blocked off with orange traffic tape, barricades and or traffic cones.
Each parking lot is different so the sectioning plan and barricading
plan must be customized to the needs of the tenants and the property
Why are there tire marks showing on a newly sealcoated parking lot?
The material dries to the touch in a few hours but it takes several days
to fully harden, especially in the hot sun. Expect power steering marks
as the sand is sheared away from the coal tar but over time these marks
Why is sand important?
Sand is added to the coal tar at the rate of 3-5 pounds per gallon of
concentrated coal tar. It is used to prolong the wearing life of the
material and provide skid resistance but it is important to have the
right particle size to work effectively.
Frequently Asked Questions
1) Why should I have my pavement seal coated? Think of it as the same reason you would paint exterior wood… to protect and beautify. The longer you wait, the more it will cost to repair. If not protected, every year your driveway will develop more cracks, water will seep in, freeze in the colder months and then more damage appears.
2) How often should I have my driveway seal coated? Asphalt pavement should be sealed every 3 to 5 years depending on the amount of traffic. Surfaces that receive light traffic, like home driveways, would require sealing less often than parking lot receiving moderate to heavy traffic.
3) What is seal coating? SealCoating is the process of applying a coal tar emulsion over an asphalt pavement to protect it from the damaging effects of the environment, including moisture and ultraviolet oxidation. Protecting pavement with seal coating has basically the same effect as using sunscreen on you skin or varnish on wood because it slows down the destructive effects of the climate. Seal coating also fills minor voids in the surface. Other benefits include creating uniform color and appearance.
4) How is it applied? When we arrive at your house, we clean and edge the driveway if necessary, to remove any debris. If there are oil stains, we treat those so the oils do not come through the seal coating. We prepare the cracks, if any, by cleaning them out with a heat lance and filling with hot, rubberized crack filler. We then apply the seal coat with a squeegee for maximum coverage.
5) What is crack filler? Crack filler is an rubberized material designed to seal cracks against moisture which is one of the leading causes of pavement failure.
6) Is crack filler visible through seal coat? Yes, but filling cracks is a very important part of asphalt maintenance and the appearance is lessened after the seal coating.
7) How can I expect my driveway to look? Our main goal is to protect and prolong the life of your driveway. Do not expect the driveway to appear brand new unless it is relatively new, with no cracks or bumps. Any imperfections will still be there but their appearance will be lessened.
8) Do I need to be home when the work is being done? No, it’s not necessary to be home when the work is being done and it is usually easier when you may be away for a period of time, such as on vacation.
9) What about weather conditions? Seal coating should only be applied when the temperatures are 50 degrees and rising and it cannot rain for 24 hours after the application.
10) What is our biggest complaint? When crack filling and seal coating are done on the same day, the crack filler appears to be cracking when it actuality it is fine. The filler is a rubberized material and the seal coat material has water in it and as the water evaporates, it appears that the filler is cracking but it is the water evaporating , causing shrinkage of the seal coat material.As it is driven on, the “cracks” will “disappear “ usually within a few weeks.
11) How long do I need to stay off my driveway? You cannot drive on the driveway for 24 – 48 hours, depending on the humidity, after seal coating but you can walk lightly on it after 6 hours on a sunny day.
12) How and when should I pay? We like to get paid for our services the same day that they are performed but we understand there are certain circumstances that make that impossible. We always provide a proposal before the work is done, so a check made out for the amount on the proposal or any extra work agreed upon may be paid for with a check sent to the address on the proposal. If we do not receive payment within 15 days of completion, we will have to bill you and you will be charged a $2.50 processing fee. After 30 days of non-payment, there will be an additional 1.5% fee added per month.