How often should I sealcoat my asphalt?

We recommend sealcoating every 2-3 years, depending on traffic volume and weather conditions. New asphalt should be sealed after 6-12 months.

What weather conditions are needed for sealcoating?

Sealcoating requires dry conditions with temperatures above 50°F. The forecast should be rain-free for at least 24 hours after application.

How long before I can use the sealed surface?

The sealcoat typically dries to touch in 2-4 hours, but we recommend staying off the surface for 24-48 hours for complete curing.

How often should I have my asphalt sealcoated?

Every 2-3 years for residential properties, 3-5 years for commercial properties. The optimal frequency depends on traffic volume, weather exposure, and the quality of previous applications. In East Tennessee's climate with significant temperature fluctuations and UV exposure, residential driveways benefit from sealcoating every 2-3 years. Commercial parking lots with professional-grade applications can extend this to 3-5 years. Signs it's time to reseal include fading to gray color, visible aggregate showing through, minor surface cracking, or loss of water beading.

What's the difference between coal tar and asphalt emulsion sealers?

Coal tar sealers offer superior resistance to oil and gas damage, while asphalt emulsion provides enhanced flexibility and environmental compliance. Coal tar sealers contain 20-35% coal tar pitch and provide excellent resistance to petroleum products, making them ideal for driveways and parking areas where vehicles leak fluids. They maintain their rich black appearance longer and offer superior durability. Asphalt emulsion sealers use 35-50% asphalt cement and provide excellent flexibility for areas with temperature fluctuations, plus they meet environmental restrictions where coal tar use is limited.

Can sealcoating be applied over existing sealed surfaces?

Yes, when properly prepared and in good condition. Existing sealed surfaces can be resealed when the previous coating is still adhering well but showing signs of wear. The surface must be thoroughly cleaned, and any peeling or delaminated areas must be removed. Oil spots require special priming, and cracks should be filled before application. If the existing sealer is severely deteriorated or peeling extensively, it may need to be removed before reapplication for optimal results.

How long does the sealcoating process take?

1-3 days total depending on project size and complexity. Residential driveways typically require 1-2 days (preparation and application) plus 24-48 hours cure time. Commercial parking lots may take 2-3 days for application plus cure time, especially when including striping restoration. Weather conditions affect timing - optimal conditions speed the process while marginal weather may extend cure times. We provide detailed scheduling during the estimate process.

What weather conditions are required for sealcoating?

Temperatures between 50-85°F with no rain expected for 24 hours after application. Ideal conditions include ambient temperatures between 50-85°F, pavement surface temperature below 150°F, humidity below 85%, and no precipitation forecast for 24 hours. Light wind (under 15 mph) is acceptable and can actually help with drying. In East Tennessee, late spring through early fall provides optimal conditions. We monitor weather forecasts closely and may reschedule if conditions aren't suitable for quality results.

Sealcoating

Protective coating to extend asphalt life and enhance appearance

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What is Sealcoating?

Professional sealcoating is the application of protective coatings to asphalt surfaces that shields against weather damage, UV rays, oil spills, and daily wear. Our services are tailored to both residential driveways and commercial parking lots, using appropriate materials and techniques for each application while maintaining the highest quality standards.

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