Preparing Your Asphalt For Sealcoating

Sealcoating is an inexpensive way to dramatically extend the life of your asphalt driveway or parking lot. It restores the deep black appearance and forms a protective barrier against UV rays, water, oil and other oxidizing substances.


Before sealcoating, fix any damage in the pavement. Untreated damage will only get worse, requiring expensive repairs.

The preparation process for sealcoating is a critical step to ensuring success. The surface must be free of oil, chemicals, gasoline and other petroleum-based substances that can interfere with the sealer. This can be done with power washing and sweeping equipment, or a blower. If these fluids are left on the pavement surface, they can damage the bond between the asphalt and the new coating.

Before applying the sealer, it is important to choose a high quality product and mix it according to the manufacturer’s specifications. This is especially true for sand-based sealcoating mixes, as they require constant agitation to maintain consistency and prevent clumping. The sand also helps add texture to the surface, making it less slippery. This is an additional benefit that can reduce liability in parking lots, where slippery surfaces can lead to accidents and injuries.

The process of sealcoating is most effective on asphalt surfaces in good condition. It will not repair or restore cracks or dry patches of asphalt, so these areas should be repaired before the sealing process begins. The seal coat should be applied in layers that are thick enough to protect the asphalt from sunlight and moisture. If the sealcoat is applied too thin, it will allow the sun’s UV rays to penetrate and degrade the asphalt binder.

Sealcoating also helps to improve the visual appeal of your driveway or parking lot. Over time, the sun can make asphalt appear washed out and gray. Seal coating will help to restore the asphalt’s deep black appearance and will also protect the pavement from moisture and oxidizing substances.

Unsealed asphalt can become brittle and crumble, leading to potholes. Sealcoating will help to block out elements that cause oxidation, such as water and motor oil, and can keep the asphalt binder flexible for a longer period of time. This will help to prevent the formation of potholes, which can be extremely dangerous for pedestrians and vehicles. It is recommended that you have your pavement sealed every few years, in order to maintain the best possible function and visual appearance.


Before a contractor can begin the sealcoating process, they must first assess the asphalt surface. They look for oil stains, cracks, potholes, and other areas of damage that need immediate repairing. After the assessment is complete, they must block off the area that will be treated and clear the pavement of any debris using brooms or blowers. A thoroughly cleaned surface will allow the sealant to bond properly with the asphalt.

During this time, the crew should also fill any potholes in the asphalt with an asphalt patch material before applying the sealcoat. Once the patching is done, it’s important to wait 24 hours before driving over the area again. The sealcoat will take this period of time to dry and cure, dependent on weather conditions.

The next step is to mix the sealcoat material. The contractors can choose to spray the product or squeegee it onto the pavement. Both methods have their pros and cons, but spraying is more efficient since the crew can cover larger areas in a fraction of the time it would take them to use a squeegee. However, there’s a chance that the spray method could cause the crew to miss spots and apply a thinner coat.

There are two types of sealcoat materials: coal tar-based and asphalt emulsion-based. The former is more durable, but it can be environmentally hazardous and has legality issues in some regions. The latter is safer and is a combination of asphalt cement and water. It also contains additives that help it resist oxidation, water damage, and other elements.

As the sealcoat dries, it creates an invisible barrier over the asphalt that protects the surface from harmful environmental factors. It also helps to stop the sun’s UV rays from deteriorating the asphalt. It will slow down oxidation, extend the life of the asphalt, and keep it looking new for a long time.

The sealcoat is usually applied in two coats and requires a minimum of 24 hours to dry. After the drying and curing process, it’s important to protect the newly-applied sealcoat from traffic, rain, dirt, and chemicals. Regular maintenance will prolong the life of the sealcoat, including periodic resealing and repairs.


Seal coating is a cost-effective maintenance option for asphalt pavement. It protects against oxidation, stops weather damage and beautifies the surface. A quality sealcoat can extend the life of a driveway or parking lot for years. However, the process is labor intensive and must be done properly. A professional company is best suited for the job.

Pavement needs to be clean and dry to ensure proper adhesion of the seal coat. Effective cleaning methods include blowing and sweeping. However, it may be necessary to use a power washer for stubborn dirt and oil. It’s important to avoid using harsh chemicals that can harm the asphalt.

A properly maintained driveway will increase the value of your home and make it more aesthetically pleasing. It will also reduce the risk of accidents and injury. A slick driveway is dangerous for cars and pedestrians, and seal coat adds friction to the material to help prevent slippage.

The most common reason for applying a seal coat is to restore the appearance of faded asphalt. The sun’s UV rays break down the carbon bonds in asphalt, which causes it to turn gray and wash out over time. A Pittsburgh driveway sealer can restore the pavement’s original, jet black appearance and improve the curb appeal of your property.

Asphalt is a combination of rock and stone and gravel held together with a binder, which is a petroleum-based substance. When this substance degrades, the aggregate becomes brittle and begins to crack. The deterioration of asphalt surfaces can be slow and gradual, but it will eventually cause permanent damage. Sealcoating can prolong the lifespan of asphalt by protecting it from harmful chemicals, rain and UV rays.

Besides beautifying your driveway or parking lot, it can increase the resale value of your home and save you money on fuel costs. It also helps to prevent potholes and other costly damages. To get the most out of your asphalt, it should be sealed every two to three years.

The ideal time to perform a seal coat is during the spring through fall. This is when temperatures are warm and there is a low chance of rain. However, it’s important to check the forecast regularly as conditions can change at any time.


Sealcoating is a relatively inexpensive maintenance procedure that prolongs the life of asphalt surfaces. It costs a fraction of the price of completely replacing the surface with blacktop. Additionally, it helps to prevent more expensive damage to your pavement by blocking moisture that would otherwise exacerbate cracks and potholes.

The cost of sealcoating varies depending on your location, the type and thickness of sealant you choose, and the size of the area being coated. Typically, the more asphalt that needs to be sealed, the higher the cost will be. It also depends on whether you want to add color to the sealant, which can raise the cost by a significant amount.

Before any sealing takes place, your driveway or parking lot must be free of cracks and crevices. This will require making repairs that are usually done by a separate contractor. If you have these repairs made before you have the asphalt sealed, it will significantly reduce the overall cost of the job.

Once the preparations are complete, your professional seal coating contractor will apply one or more coats of asphalt sealer. It is important that the sealant be allowed to dry overnight for best results. The drying time will help the new coating to bond with the existing blacktop and create a smooth surface that is impervious to weather, oils, and chemicals.

During the process of applying the sealant, your driveway or parking lot will be power washed to remove any dirt and oily debris that is present. It is essential to clean the asphalt thoroughly before seal coating to ensure that the new material will bond properly with the old surface. A gas blower, degreaser, scrub brush, and water hose should be used to accomplish this task.

Before choosing a sealant, consider the types of pavement your property has and how much traffic it will receive. The most common and least expensive option is coal tar, which holds up well to the elements and blocks UV light. Other options include rubberized asphalt and acrylic seal, which are more expensive but offer greater flexibility and are environmentally friendly.