Sealcoating & Asphalt Maintenance

Asphalt oxidizes and dries out under sun and road salt. Sealcoating fills small surface cracks and adds a protective layer that slows that process down — cheaper than resurfacing, and worth doing on a regular cycle rather than waiting until the surface has already failed.

We'll look at your existing pavement honestly: if it's past the point where sealcoating helps, we'll say so instead of selling you a coat of sealer over a failing base.

What Sealcoating Actually Does

Sealcoat is a surface treatment. It slows oxidation, fills very small surface voids, and reduces raveling on pavement that's drying out. On the right surface at the right time it's cheap insurance and it looks sharp.

It adds no structural capacity. That distinction is the whole decision.

What It Can't Do

Sealer won't rebuild a failed base, level a settled area, or fix structural cracking. Applied over those problems it hides them for a few months and then they come back through, having gotten worse in the meantime. Repairs come first — see driveway repair — and then sealing makes sense.

Timing It by Condition

Asphalt Institute guidance is that a well-built driveway or low-traffic lot often doesn't need sealing for roughly two to five years, and after that the interval depends on traffic, exposure, and how the pavement was built. We look at the surface and tell you whether it's due.

Over-sealing is a real problem, not a theoretical one. Coating builds up, gets brittle, and can leave a slick surface.

Frequently Asked