Sealcoating · Pavement maintenance
Sealcoating as part of a pavement maintenance plan.
Sealcoat protects a sound asphalt surface from sun and water and gives a lot a uniform, freshly finished look. It is a maintenance tool, and it only works on pavement that is structurally worth maintaining. Knowing which category a property falls into is the first step.
What sealcoat does and does not do
Sealcoat slows oxidation from sun, seals the surface against water and refreshes the color of aged asphalt. It does not repair base failure, stop working cracks or add structural strength. Cracks are cleaned and filled before sealing, and failed areas are repaired, or the sealcoat will simply follow the cracks down.
On a sound surface in good condition, sealcoating is a reasonable preservation step. On a lot with widespread alligator cracking, rutting or ponding, it is cosmetic spending on a structural problem, and the appropriate recommendation is repair or rehabilitation first.
Where it fits in the maintenance cycle
For property managers, sealcoating usually fits after repairs and before striping: fix the failures, fill the cracks, seal the surface, then restripe. Bundled that way, one mobilization handles the whole maintenance scope instead of three separate visits.
The plan should address product cure requirements and traffic control. Sections may be sealed separately where alternate access allows; closures and reopening conditions must be confirmed.
FAQ
Sealcoating FAQ: scope, cost and scheduling.
Related services
Services often paired with sealcoating.
Where we work
Sealcoating service areas and industries.
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Request a bid for sealcoating.
Send the property, current pavement condition and timing. Plans, photos and specs help us respond with a usable scope.