Sealcoating is not a cure for structural failure, and it is not for brand-new pavement. It is a well-timed protective layer for pavement that is structurally sound and aging at the surface.
Asphalt Sealcoating Benefits: Slowing Oxidation, Water Intrusion and Raveling
Asphalt gets its flexibility and bonding from binder. As that binder oxidizes, the surface turns grey, becomes brittle and begins to lose fine aggregate. Sealcoating replaces a thin protective film, restoring a uniform dark surface, helping resist water and chemical penetration and making the pavement easier to maintain and stripe.
Asphalt Sealcoating Materials: Emulsion Sealers, Sand and Polymer Additives
We apply asphalt-emulsion sealer mixed on site with water, fine silica sand and, where appropriate, polymer additives that improve flexibility and wear. Mix ratios matter: too thin and the coating wears quickly, too thick and it cracks. Application rates and dilution are controlled to manufacturer guidance.
Asphalt Sealcoating Preparation: Cleaning, Oil-Spot Priming and Crack Sealing
Prep decides whether a sealcoat lasts. We sweep and blow the surface clean, scrape and prime oil and fuel stains so sealer can bond, and fill cracks with hot-applied rubberized crack sealant before coating. Skipping crack sealing lets water flow right past the sealer and into the base.
Asphalt Sealcoating Application: Spray and Squeegee Methods and Cure Conditions
Sealer is applied with a spray system or squeegee, in thin, even coats, and edges are cut in by hand. Weather matters: surfaces must be dry, and air and pavement temperatures must be in the range the product requires, with no rain expected during curing. We schedule around forecast and traffic control so the coating cures fully before cars return.
Asphalt Sealcoating Schedule: When and How Often to Seal in Spokane
New asphalt needs time for its surface to cure and for lighter oils to dissipate before it is sealed, commonly several months to a year. After that, many properties are sealed every two to four years, depending on traffic, sun exposure and wear. Pavement that has already developed alligator cracking or potholes should be repaired or resurfaced first; see asphalt repair and asphalt resurfacing.
Because Spokane's pavement season is bounded by cold weather, we recommend scheduling sealcoating in late spring through early fall, and bundling crack sealing and restriping in one mobilization.
What to expect: Plan for the treated area to be closed to traffic until the sealer has cured, typically 24 hours or more depending on weather and product.
Asphalt Sealcoating Process: Prep, Seal and Cure
- Inspection and area measurementWe check for structural distress and measure the area to be treated.
- Surface cleaningSweeping and blowing removes dirt, sand and debris.
- Oil spot treatmentStained areas are scraped and primed to promote sealer adhesion.
- Crack sealingCracks are cleaned and filled with hot rubberized crack sealant.
- Sealer applicationSealer is spray or squeegee applied in even coats with hand-cut edges.
- Curing and traffic controlBarricades keep vehicles off until the coating is cured.
- RestripingStalls and markings are painted after the sealer has cured.
Asphalt Sealcoating Service Areas: Spokane, Spokane Valley, Liberty Lake, Cheney and Airway Heights
We provide asphalt sealcoating throughout Spokane County. Choose your location to see local conditions, soils and paving considerations for your area.
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Asphalt Sealcoating FAQ: Answers From a Spokane Paving Contractor
Asphalt Sealcoating Cost: What Determines Price?
Square footage, surface condition, crack quantity, oil-spot prep and access drive price. Sealcoating costs a small fraction of repaving.
Asphalt Sealcoating Weather: What Temperature Is Required?
Sealer needs dry pavement and moderate temperatures, and we avoid cold or rainy forecasts.
Asphalt Sealcoating Drying: How Long Until I Can Drive on It?
Typically 24 hours, longer in cool or humid weather. We will tell you exactly on the day.