Sealcoating in Alexandria, VA

Sealcoating spreads a thin protective coating over asphalt to slow the oxidation that turns it gray and brittle and to keep water out of the surface. Paired with crack filling, it is the most cost-effective way to stretch the life of a driveway or lot that is still structurally sound. It does not fix a failed base, so a driveway with sinking or spreading alligator cracks needs repairs first.

Freeze nights and summer sun

Washington-area winters average about 64 nights at or below freezing, and summers bring roughly 37 days at 90 degrees or more. Water that gets into an open crack freezes and widens it; long, hot days dry out the binder on top. Filling cracks in late summer or fall and keeping the surface sealed limit both.

Crack filling comes first

We blow out each crack and fill it with a hot-applied rubberized filler that stays flexible as the pavement moves. Sealer alone is too thin to fill a crack; it just sinks in and the crack shows again. Wide, spreading cracking is patched rather than filled.

Preparation

• Blowing and sweeping the surface, edges included
• Scraping and priming oil stains so the sealer sticks
• Crack filling and letting the filler set
• Hand edging along garage slabs, walks and curbs
• Keeping sealer off brick, stone and concrete

In neighborhoods with brick sidewalks and stone walls, careful edging and masking matter.

When to seal

HomeGuide recommends waiting 3 to 6 months after paving before the first coat and resealing every 2 to 10 years depending on the product and climate. Sealer needs dry weather between about 50 and 95 degrees, and cars should stay off for 12 to 72 hours. Spring and early fall usually work best here.

Sealer choices

HomeGuide notes that coal tar sealers resist fuel stains but are banned in many places over health and environmental concerns, while asphalt emulsion sealers are considered more environmentally friendly but stain more easily from gas and oil. We tell you which product we will use before the job.

Lots and HOA common areas

For parking lots and HOA parking courts, sealing is done in sections so residents and customers still have places to park, and restriping follows once the sealer cures. HomeAdvisor suggests sealing lots every 2 to 5 years depending on traffic.

Signs it is time

• The surface has turned gray
• Small stones are loosening on top
• Water soaks in rather than beading
• Hairline cracks are appearing