Asphalt sealing: what to know

What the job involves, what changes the price, and what to ask a pro.

What asphalt sealing is

Asphalt sealing puts a sealcoat over a cleaned and repaired asphalt surface to protect it from sun, water and oil. It is a surface treatment, so it extends the life of a sound driveway or lot and does not fix a failed base.

Signs you need it

  • The asphalt has faded from black to gray and looks dry, brittle or chalky
  • Fine cracks have started to appear across the surface, and you want them sealed before they open
  • Oil and gas spots show up on the drive and the surface feels soft in those areas
  • Water soaks in and ponds after rain, and the surface is starting to ravel at the edges
  • A parking lot or drive has been patched and needs a uniform surface and color
  • The asphalt has been paved for a few years and has reached the point where a seal coat can extend its life

What the pro does

  • Inspect the surface for failed areas, cracks, oil spots and loose aggregate that must be repaired first
  • Clean the asphalt with a power broom, blower and a degreaser to remove dirt, debris and oil
  • Repair cracks with crack sealant and fill any potholes or edge failures before the seal goes on
  • Mask off curbs, drains, walls and landscaping, so the sealcoat stays on the asphalt
  • Spray or squeegee the sealcoat in even coats, usually two, and back-brush the edges and tight spots
  • Allow the sealcoat to cure, then keep traffic off the surface and reopen the area once it has set

What changes the price

Every job is different, so we do not publish prices. These are the things that move the quote up or down.

  • Total area of the surface and the number of parking spaces or lanes to be sealed
  • Condition of the asphalt, since heavy cracking and oil spots add repair and cleaning time
  • Sealcoat type and the number of coats, with a thicker or polymer-modified product costing more
  • Crack sealing and patching needed before the sealcoat can go on
  • Striping, if the markings must be redone after the sealcoat is applied
  • Access and how much masking is needed around curbs, drains and structures

What a written quote should spell out

  • Area to be sealed, the number of coats and the method used to apply each one
  • Sealcoat product named, with its type and whether it is polymer-modified
  • Crack sealing and patching, listed separately with the materials used
  • Cleaning method, including oil treatment and debris removal
  • Masking and protection of curbs, drains and landscaping
  • Cure time before vehicles can return and the warranty terms for the seal

Questions to ask before you hire

  • How many coats will you apply, and what product do you use?
  • Will you clean and repair the cracks and oil spots before sealing?
  • How long must I keep cars off the surface after sealing?
  • Will you mask the curbs, drains and walls so they stay clean?
  • What should I expect the surface to look like once it cures?
  • How often should I reseal, and how do I tell when it is time?

Red flags

  • Applies sealcoat over cracks and potholes without repairing them first
  • Sprays sealcoat in one heavy coat with no cure time between passes
  • Seals the surface in cold or wet weather, which keeps the sealcoat from curing
  • Says sealcoat will fix a failed base or a surface that is breaking up
  • Skips the cleaning step and seals over oil and debris

What you can do yourself

A homeowner can clean an asphalt drive with a power washer and seal small cracks with crack filler, which are safe small jobs. Call a pro for sealcoat over a full drive or lot, since the material is applied in even coats and must be sprayed or squeegeed correctly. Sealcoat products contain solvents and fine particles, so use gloves, eye protection, a respirator rated for the product and good ventilation.

Licenses and permits

Whether sealcoating needs a contractor license varies by place and job size, and larger commercial work and any repairs that change grade or drainage are commonly done under a contractor license. Check with your state or local licensing agency before hiring for a large job, and ask your local building department if a permit ever applies.

Asphalt sealing questions

Will sealcoat make my driveway slippery?

Sealcoat is usually not slippery when dry and cured, but it can be slick if it is applied too thick or if it is not allowed to dry. Ask the pro for the product's slip rating if traction matters on your surface.

How long does a sealcoat last?

It depends on the sun exposure, the traffic, the product and how often the surface is cleaned and repaired. Ask the pro what interval they recommend, and reseal sooner if the surface looks dry or the color is fading fast.

Can I seal a new driveway right away?

No, new asphalt needs time to age and cure before a sealcoat can bond to it properly. Ask the pro when the first seal can go on, since it is usually not done right after paving.

About this guide

This national guide is written and checked by infinibell. Rules and conditions differ by place, so local pros are credited on guides for the cities they serve, not on national ones.

Edit history

How it works

  1. 1. Describe the job

    Pick the service, add your ZIP and a sentence about what is going on.

  2. 2. Pick the pros you want

    See pros who serve your ZIP and choose who you want to hear from.

  3. 3. They reach out

    They contact you the way you chose: phone, email or in-app messages.

More concrete, masonry and paving guides

Find a pro near you

Find a pro

About this guide

Request asphalt sealing