Sealcoating Frequently Asked Questions

Sealcoating is the process of applying a protective coating to asphalt-based pavements to provide a layer of protection from the elements: water, oils, and U.V. damage. Sealcoating extends asphalt pavement life and lowers maintenance costs in the long-run.

As a general guideline, you should seal every 3-5 years. We proudly use the most durable sealant and crack filler available on the market. The average life span of our work depends on a number of different factors, such as:

• High vehicle traffic
• Heavy-duty vehicles
• Overhead vegetation
• Harsh winter temperatures
• Degrading (crumbling) surface
• Scraping from snow plowing
• Chains on tires
• Chemical spills
• Low spots that hold water

When we come to inspect and measure your parking lot, we can give you a better idea of how long our services will last on your particular lot.

We are a fully insured, PennDOT prequalified company with over 90 years of professional experience, and the tools, equipment, and knowledge to do the job right.

The Sealmaster® material we use, as well as our mix design, has undergone rigorous testing standards, and we do not cut corners when it comes to providing you with the highest quality workmanship in Central PA.

As a family-owned business, we understand that you are interested in getting the lowest price. However, please keep in mind that there are many different ways to sealcoat, and many different types of material.

It is very easy for a sealcoating company to cut corners on labor & material. When it comes to pavement maintenance, price and quality truly go hand in hand. We work hard to keep our prices as competitive as possible, but our number one priority will always be to use the highest quality, and longest-lasting, material.

• Sealmaster® Coal Tar Pavement Sealer is a specific concentrate designed to be blended with certain additives, mineral aggregate and potable water.
• Our mix design does not cut corners. Always ask a sealcoating company for their mix design to ensure that they are not diluting their material with too much water. Get more information on our sealcoating process and the materials we use.

“The Bitterness of poor quality remains long after the Sweetness of low price is forgotten.”

Sealcoating prevents asphalt surface oxidation by forming a tough protective outer skin. It also helps prevent damaging water penetration, and protects your asphalt from the deteriorating effects of gasoline, oil, de-icers, and other harsh chemicals. Our Sealmaster® sealer provides a black finish and fresh, new appearance that will improve the image of your business. Most importantly, sealcoating saves you money.

Your parking lot is an important investment that needs maintained. Sealcoating and crack filling your parking lot every few years will double, and many times triple, the life of your asphalt. It is significantly cheaper to sealcoat and crack fill a parking lot every few years than it is to pay huge sums to remove & replace neglected asphalt every 10-15 years.

• More Information: Why Should I Sealcoat?

It takes 60-90 days (or longer) for new pavement to rid itself of surface oils through oxidation and rain. To check this, spread some water on the surface. If the water does not bead up then it is ready to be sealed.

Your parking lot is the first thing that visitors see when they come to your property. A parking lot that shows signs of neglect will have a negative impact on your visitors before they even reach your front door. Unfortunately, asphalt deterioration is unavoidable. However, it can be slowed down significantly with routine crack filling & sealcoating.

• More Information: Parking Lot Maintenance 101 For Property Managers

In order to determine if you are due for sealcoating your commercial parking lot, check out our blog on: A Guide on When to Sealcoat Commercial Asphalt

Weather is the most important factor when it comes to a durable, high quality sealcoating project. There are multiple weather factors that must be taken into consideration to ensure that the sealer will dry properly. Sealcoating in less-than-ideal weather conditions sacrifices the integrity of the material, and your project will not last as long. Both air temperatures and pavement temperatures must be at least 60ºF and rising.

The most ideal weather conditions for sealcoating are 70ºF and rising, with direct sunlight and relative humidity below 60%. Other important factors are wind and sunshine. We do not schedule projects when rain is imminent, or if it has rained the night before. We strive to make sure your project is completed under the most ideal weather conditions, and we appreciate your cooperation.

• More Information: Best Temperature & Weather Conditions for Sealcoating

If you fertilize any grass along your parking lot, please do not:

• Fertilize for a week prior to sealcoating
• Also, do not hose off the parking lot prior to our visit – the pavement must be completely dry.
• Make sure any sprinkler systems are turned off, and that any trash pick-up or landscaping won't interfere with our work.
• Make sure any lawn mowing is put on hold until the sealer is completely dry – you do not want any grass getting stuck in wet sealer!
• Finally, the work area will need to be cleared of all vehicles, equipment, or any other obstacles. You will need to make sure the appropriate people (employees, tenants, etc.) know that they will not have access to the parking lot while we are sealcoating it.

Asphalt cracks should be taken seriously by a property owner or manager, and should be addressed as soon as possible. Crack filling is the first line of defense in protecting asphalt, and it is the best way for a property owner to save money in the long run. Left untreated, asphalt cracks can lead to more significant problems, like potholes. Once the subbase of your asphalt fails, you will be left with no choice but to spend thousands, and sometimes tens of thousands, of dollars to repair and re-pave your parking lot. Crack filling, on the other hand, is a comparatively cheap and easy option to protect your asphalt from further damage.

• More Information: 5 Things You Need To Know About Crack Filling

The most important thing you need to know about a contractor is their history.

• How many years of experience have they had in this industry?
• What is their Better Business Bureau rating?
• Can they point you to satisfied customers who can testify to the quality of their work?
• Are they fully licensed and insured?
• Who supplies their materials and why?
• More Information: Things to Ask Before Hiring A Commercial Seal-Coating Contractor


Start Your Project Now >>

We proudly use Sealmaster® Pavement Sealer, due to its rigorous testing standards, consistent jet black color, and proven durability.

Sealmaster's innovative pavement sealer formulations and state-of-the-art pavement sealer manufacturing technologies have enabled Sealmaster® to become the world's number one producer of pavement sealer and sealcoat. If you have any doubts about the many advantages of coal tar sealer vs. other types of sealer, please ask us for more information.

• More Information: Sealmaster® Pavement Sealer

ALWAYS ask a sealcoating company for their mix design! Our mix design consists of sand, for added skid resistance, and premium latex, which reduces tracking and power steering marks. Specifically, for every 100 gallons of sealer we add 30 gallons of water, 200 lbs. of sand, and 2-3% latex additive, per Sealmaster® manufacturer specifications.

This depends on the size & configuration of the project, how many bumper blocks and other obstacles there are, and how dirty the parking lot is. By using the most efficient equipment and highly experienced professionals, we are able to complete projects of all sizes in a timely manner and within your deadline.

If you are unable to close your entire lot, we are able to barricade and seal the parking lot in sections.

Yes, we take care of closing off the area to traffic & pedestrians so that they do not interfere with the sealer. However, you are responsible for notifying employees, tenants, and any other relevant persons of the work we will be doing ahead of time.

While we always make sure that the area is completely barricaded off with cones and channelizers, we are not responsible for any messes that are made as a result of your employees, customers, tenants, or any other third parties who disregard our cones and walk or drive onto the wet sealer.

The amount of time it takes for the sealer to cure is based on humidity, temperature, and sunlight. For best results, we recommend waiting 24 hours (under ideal weather conditions) before you walk or drive on the area.

Yes, this is a temporary situation that occurs when new sealer is applied, especially on hot & humid days. After the sealer is completely cured (1-2 weeks) these marks will go away.

Yes, it is very important to sealcoat all the way up to the very edge of your pavement, and this means that sealer will get on the edge of your grass. This is completely normal, and will not damage your grass in any way. The next time you mow your lawn, the sealer on the grass will be eliminated and your grass will look & grow exactly the same as it did before.

No. While sealcoating will beautify your parking lot and extend the life of your asphalt by protecting it from damaging elements and harmful UV rays, it will not make a parking lot that is in very bad condition look like brand new again. While sealcoating will provide an attractive black surface, it will not mask depressions, repairs, divots, and other surface blemishes (and any company who tells you it will is being dishonest!).

No. The goal of crack filling is to prevent moisture from seeping down into the cracks and causing further damage. Crack filler will not make your cracks disappear and it will not always be flush with the surrounding asphalt. If your cracks are very deep, the material may settle down into the crack. This is normal and does not affect the integrity of the seal.

• More Information: Crack Filling Materials & Process

We stand behind all of our work with a one year satisfaction guarantee on the material and workmanship. We are not responsible for damage during the warranty period that was caused by standing water, physical/structural damage, winter weather abuse (i.e. snowplows/over-sanding), tire chains, gas, oil, or chemical spills. Our guarantee is for our previously performed work only.