Thursday, October 20, 2011

Guest Blog: Sealcoating your Asphalt

Sealcoating is a chemical that is applied to preserve and protect asphalt. Sealcoating can be a tricky business and sometimes it may not be a necessary maintenance feature for your asphalt. Sometimes, it’s a must have and should be performed on an annual basis. Sealcoating maintenance agreements can be made with your asphalt contractor when asphalt is installed.

Applying Sealcoats

Sealcoating can be applied to asphalt in two ways—brushing and spraying. Many times, both methods are used together. Brushing sealcoating is a time consuming process and is best used on cracks, gaps and smaller areas of asphalt. Spraying sealcoating works best for large areas and is performed quickly with a machine. When receiving bids for sealcoating your asphalt, always ask your prospective sealcoating contractor how many coats of sealcoating they plan on using for your project and whether or not it will be brushed on or sprayed. You’ll also need to know how long it’s going to take, especially when it involves a commercial area that is heavily used.

Life Expectancy

The majority of sealcoating materials typically last about 1-2 years. Sealcoating life expectancy often depends on the weather conditions that the asphalt is subjected to. Wet weather, ice, snow and sunlight can all affect the lifespan of sealcoating. Asking your prospective sealcoating contractor exactly how long your sealcoating project is going to be covered under a warranty or guarantee is a great idea; just be sure you get it in writing. In many cases, a maintenance contract can be created when you get an estimate for the asphalt paving cost from your prospective asphalt paving contractor. This way, if any problems occur while the maintenance agreement is in effect, it will be repaired by the asphalt contractor and not at cost to you.

Line Striping

For commercial asphalt, line striping may be necessary. Parking lots and other asphalt areas that need to keep traffic flow properly maintained benefit from a fresh line striping after a new application of sealcoating has been applied. Some sealcoating contractors do not perform line striping, so always ensure that it’s going to be in the bid if it’s needed. Since some sealcoating companies don’t perform line striping projects, a line striping company or another asphalt company may need to make a bid on your project. Always make sure you get a written document that explains each and every material that will be used on your project, as well as a timeline the job will be finished in to ensure costs don’t go up in the middle of the project.

-Post by Kelly

Kelly writes about various asphalt topics including those found at


  1. I never knew that there was this option to get sealcoating done! It sounds like it would be a really good idea to sealcoat your asphalt after getting it done. Then you can be sure that it will last a lot longer and continue to look nice. Soon, I am planning on getting an asphalt driveway put in, and when I do get it put in, I should probably get it sealcoated as well!

  2. Sealcoating is a must needed service. without experienced contractors it can not be done perfectly. know more about this from