Crack Filling
The essential first step before sealcoating.
Crack fillingAsphalt sealcoating
Asphalt Sealcoating in Southern California
Sealcoating shields your asphalt from sun, water, oil and traffic wear, and gives it back that deep black finish. It's the most cost-effective way to extend the life of your pavement.
Why Sealcoat Your Asphalt?
Southern California sun is hard on asphalt. UV rays oxidize the binder that holds the pavement together, turning it gray, brittle and prone to cracking. Sealcoating puts a protective layer over the surface that:
- Blocks UV damage and oxidation
- Seals out water that weakens the base
- Resists oil, gas and chemical spills
- Fills fine surface voids and reduces raveling
- Restores a uniform, like-new black appearance
- Makes new striping stand out
Our Sealcoating Process
Clean
We remove dirt, debris and loose material from the surface.
Repair
We crack fill and patch damaged areas first. Sealcoat isn't a substitute for repairs.
Treat
We prime oil spots so the sealer bonds.
Apply
We apply commercial-grade sealer in even coats, typically two.
Cure & stripe
We barricade the surface until it's cured, then re-stripe parking lots.
Parking Lot Sealcoating
For commercial properties, HOAs and apartment communities, we schedule sealcoating in sections or after hours to keep your property accessible. We usually pair it with crack filling and re-striping, so the lot is protected, safe and looks sharp.
Driveway Sealcoating
Residential asphalt driveways benefit from sealcoating just like parking lots. It keeps them looking new and helps prevent costly cracks and repairs.
Pricing
What Affects the Price of Sealcoating
Every property is different, so we price each job after an on-site look. These are the main things that affect the cost:
- Total square footage
- Surface condition and amount of crack filling needed first
- Oil spot treatment and cleaning
- Number of coats
- Phasing to keep your lot open
- Re-striping after sealcoat
Want the details? Read our guide: How often to sealcoat. For an exact price, request a free on-site estimate or call (714) 829-7881.
FAQ
Sealcoating Questions
How often should asphalt be sealcoated?
Most asphalt parking lots and driveways benefit from sealcoating every 2 to 4 years, depending on traffic, sun exposure and the condition of the surface.
How soon can new asphalt be sealcoated?
New asphalt needs time to cure before it's sealed, generally several months. We'll recommend the right timing for your pavement.
How long until we can drive on it after sealcoating?
Sealcoat is typically dry to walk on within a few hours and ready for vehicles in about 24 hours, depending on temperature and humidity. We barricade the area until it's ready.
Will sealcoating fix cracks and potholes?
No. Sealcoating protects the surface, but cracks and potholes need to be repaired first with crack filling and patching. We do these repairs as part of a complete sealcoat job.
Related Services
Parking Lot Striping
Fresh, crisp lines on your new sealcoat.
StripingAsphalt Paving
Overlays and repairs when sealcoat isn't enough.
Asphalt paving