Understanding Sealcoating: What Every Property Owner Needs to Know

Sealcoating may not seem like the most glamorous aspect of property management or home ownership, but it’s as important to asphalt surfaces as sunscreen is to sunbathers in Speedos.

This protective layer shields your driveways or parking lot from Mother Nature’s relentless grip and prevents damage from UV rays, water, and harsh chemicals. In short: it makes your asphalt look better and last longer.

If you’ve ever gazed wistfully at your gray and cracking blacktop and wondered how to restore its former glory and help get more good years out of it, sealcoating is how.

Here’s the full step-by-step breakdown of what you can expect when you hire Stripe A Lot to sealcoat your asphalt.

Step 1: Initial Inspection & Surface Preparation

First things first: we aren’t going to show up, throw down some black goo, and ignore what lies beneath the surface.

Call for a free estimate

We will come to your location, inspect your asphalt, and give you a no-pressure price based on our expert opinion. The estimate is free. Call us today at (616) 772-2559.

Cleaning process

The day we come to apply the sealcoat is when the real fun begins. Our team rolls up for cleaning duty with blowers, power sweepers, vacs, and wire wheel brushes. (Our toys are gonna bring all the kids to your yard!)

We need to get rid of all the dirt, debris, and weeds. Think of it like your 6-month dental cleaning — except you get to keep your mouth closed while we work.

Filling cracks and making repairs

Nobody wants to see your ugly cracks. Before applying a brush/spray sealcoat, they need to be fixed. Like all good seal-coating contractors, we use professional-grade asphalt crack filler to seal up any openings and prevent moisture.

The drier the better

Sealcoat cures best when the surface is dry before and after it’s applied. (Using our sunscreen metaphor: sunscreen sticks better when your skin is dry.) We can’t control the weather, but you should make sure your sprinklers are turned off 24 hours before and after the big day.

Step 2: Use the Right Sealcoating Method

Now that your asphalt has undergone a makeover worthy of a runway debut, it’s time to sealcoat it with the right method. Different surfaces and uses demand different approaches.

The two most common sealcoat processes are:

One-coat brush/spray application

The one-coat option tends to work wonders for residential driveways, giving adequate coverage for average-sized surfaces.

Two-coat or squeegee method

Two coats or the squeegee method is the right choice for sealing parking lots, commercial properties, or private drives that need thicker coverage and enhanced durability.

Stripe a Lot is the only West Michigan asphalt company with a squeegee machine. This beauty does crack filling, seal coating, and blacktop repair all at once! It’ll efficiently transform your alligatored asphalt into a smooth, safe surface that will look great and last longer.

One other situation: If you’ve got a bustling family driveway that sees more traffic than 8th St during Tulip Time, opting for a two-coat approach (with or without the squeegee) could still mean fewer headaches in the long run.

When you schedule your free estimate, we’ll let you know which method is right for your situation.

Step 3: Apply the Sealcoat

At last, we reach the main event: applying the sealcoat itself. This is where the magic truly happens!

Application Day

How long will it take to apply your sealcoating? That depends on the size of your surface, and whether we use the one-coat, two-coat, or squeegee method.

If you’re a commercial, municipal, or church property, we’ll do what we can to schedule your sealcoating during your slow time or on days you’re closed.

Whether you’re a commercial or residential client, we’ll work with you (and Mother Nature) to schedule your sealcoat on a day that works for you.

Importance of drying time

Ah, patience is a virtue (or so I tell my kids). After the first coat goes on, drying time kicks in. It’s dry to the touch in a couple of hours. But typically, you’ll need to wait 24–48 hours before traffic can roll back onto your newly sealed surface.

Weather conditions play a big role here — humidity and temperature can dictate how quickly that sealcoat sets. Make sure your sprinklers are turned off 24 hours before and after the sealcoat. You can sit in a chair in your garage, crack a cold one, and watch it dry (it’s way more fun than watching paint dry).

Restriping

If we seal coated your commercial parking lot, it will need to be re-striped. In fact, your business can’t re-open to the public without the markings in place. If you need a complete re-stripe, a partial re-stripe, or even a new lay-out, we’ll get it done for you.

Step 5: Post-Sealcoat Maintenance

That fresh, jet-black asphalt that glistens in the sun will make anyone swoon. (I’m gonna tell you right now that you’re going to stand there and make doe eyes at your driveway. I know you will. Just make sure you look at your partner the same way you look at that pavement.) Some regular asphalt maintenance can help prevent stains, improve sealcoat durability, and prolong its pristine appearance.

Establish a regular maintenance schedule

Just like you need to reapply sunscreen every few hours, you need to reapply a sealcoat to your driveway or parking lot every three years. This timeline helps catch minor issues before they become major ones. A proactive approach means a longer-lasting investment!

Been 3 years or more since your asphalt has had a sealcoat? Now’s the time to schedule your free estimate.

Signs it’s time to reapply

Watch for signs indicating that it’s time to reapply sealcoating, such as fading color, cracking, or wear spots appearing on the surface. Acting promptly preserves your curb appeal and functionality, ensuring your asphalt stays protected.

How to extend the life of your sealcoat

Keep up with routine maintenance by sweeping away debris and washing down your surface regularly. This keeps stubborn stains and dirt buildup at bay, maintaining that sleek black finish your property craves.

How to Choose the Right Sealcoating Contractor

Unlike some crews, we’re not going to roll up unannounced, in unmarked trucks, splash on something out a random bucket, and dash away. Nope, we’ll coordinate schedules in advance and on the big day, our crew will do a great job, use the right materials, and pay attention to the details. You only sealcoat your surfaces every 3–4 years, so we take the time to do it right. That’s how you get asphalt that looks great and lasts longer.

We don’t want you to get scammed, so we wrote a flyer full of warning signs and questions to ask before you hire anyone. You can download it for free.

Tempted to DIY sealcoat your own driveway? You can, but sealcoating your asphalt is not as easy as it looks, and the disappointment level with DIY attempts is HIGH! You end up with cracks that don’t stay sealed. Persistent drainage problems. Streaky color. Toxic trash. A ruined pair of shoes. And heaven help you if you track it in the house! 😬

Give us a call at 616-772-2559 or visit our website to schedule your free estimate. We’re ready to make your asphalt look great and last longer.

Psst: Don’t forget your sunscreen, especially if you’re rockin’ the Speedo.