Seal coating

Sealcoating will provide a layer of protection blocking out the elements: water, oils, and U.V. damage. In addition, when applied to manufacturers’ specifications, sealcoating provides a slip resistant surface with a deep black finish that beautifies the parking lot or driveway. Sealcoats are typically bituminous based products. The sealcoat is in a liquid formulation of asphalt emulsions, mixed with water, silica sand, polymer additives, and other proprietary fillers and solids, applied by brush, spray or squeegee.


Sealcoating can be applied either as a spray, or by using a squeegee. Regardless of the method used, the sealcoating process begins with a thorough cleaning of the asphalt to remove any dirt or sand from the surface. Then, pavement around the curbs, sidewalk edges, and any other difficult to spray areas is trimmed back. Spray on asphalt sealant is applied by hand using a spray want, or applied mechanically through spray bars on a distributor truck. Squeegee asphalt sealant is applied through spray bars on a truck or a squeegee machine, and then spread over the asphalt using a large squeegee. In both methods, hard-to-spray areas are done by hand, often by holding a spray shield over the top of any areas that should not be sprayed, such as sidewalk pavement or curbs.

Depending on the temperature outside, sealcoating is usually dry enough to walk on after 4-6 hours of curing, and safe to drive on after about 24 hours.

A large commercial apartment complex having their parking lot seal-coated..


  • A minimum of two coats should be applied.

  • 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.

Sealcoating is a routine pavement maintenance service that helps protect pavement from water, sunlight, motor oil, gasoline, and oxidation. High performance seal coating treatments help to seal in vital oils of the asphalt mix. This improves the appearance of the asphalt by ensuring a uniform black color, and also makes it easier to clean dirt, sand, and debris from the surface of the asphalt. On average, we recommend sealcoating be done every two to three years as part of a routine pavement maintenance plan.

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.

To summarize, sealcoating every two to three years will certainly extend the life of your asphalt pavement for minimal cost. When applied appropriately, sealcoating prevents oxidation, stops weather damage, and beautifies pavement.

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