Parking lot & driveway sealcoating

Why it is worth doing

Asphalt fades from black to gray because it is oxidizing — drying out, going brittle, and opening the door to cracks and raveling. Sealcoat shuts that process down and puts a sacrificial surface between your pavement and everything that attacks it, including the dripped fuel and oil that dissolve bare asphalt. A faded, graying lot is not a cosmetic problem on its way to being a structural one; it is already both.

The economics are the real argument. Sealcoating is cheap; overlays and replacement are not. Money spent keeping a surface sealed postpones the expensive day — which is the whole game in pavement.

What we put down

Usually GemSeal PolyTar: a professional-grade sealer manufactured from refined tar (RT-12) cross-linked with high-molecular-weight polymers, and built for exactly this duty — parking lots, airfields, and driveways. Usually, not always: some jobs call for an asphalt-based sealer instead, and where yours does, we will say so and use it. Which is right depends on your lot — ask, and we will point you in the right direction.

Part of a program, not a coat of paint

On a lot that has started to wear, the order matters: crack sealing first, so water stays out of the base; then the sealcoat; then fresh striping on the new black surface. All three are trades we self-perform, so the lot comes back marked, sealed, and open — without a relay of subcontractors.