Asphalt Sealcoating in Davie, FL

Asphalt sealcoating is the least expensive way to protect pavement that is still in good shape. In South Florida the main enemy is the sun. Strong sunlight and high heat oxidize the asphalt binder, the glue that holds the stone together, and the surface turns gray, stiff and brittle. Brittle asphalt cracks, and cracks let rain into the base. A sealcoat puts a thin protective layer on top that helps keep water and petroleum products such as oil and gasoline out of the pavement.

What sealcoating is, and what it is not

Sealcoat is a liquid coating, usually an asphalt emulsion or an acrylic product, spread over a clean, dry surface. It restores the dark color and protects the top of the pavement. It does not add strength, level low spots or fix a failed base. If a driveway or lot has potholes, sunken areas or wide alligator cracking, those need repair first; sealing over them only hides the problem for a while.

Preparing the surface

Sealer only bonds to clean pavement. Before coating, we sweep and blow off the surface, trim dirt and grass back from the edges, and treat oil spots so the coat can stick. Cracks are cleaned and filled with crack filler first, because sealcoat is too thin to close a real crack. Small potholes are patched. Most of the work in a good sealcoat job is this preparation.

Timing in a wet climate

Sealcoat needs dry pavement and dry weather to cure. Cost guides call for applying it in dry conditions between about 50 and 95 degrees Fahrenheit, and most sealers need 12 to 72 hours before cars go back on them. In Broward, that makes the November-to-April dry season the easiest time to schedule, with fewer afternoon storms to interrupt curing. Wet-season jobs are planned for clear mornings and moved if rain is forecast.

New asphalt needs to wait

Fresh asphalt still has oils working out of the surface, and guides recommend waiting roughly three to six months after paving before the first sealcoat. After that, the interval depends on sun, traffic and the product. Guides range from every three to five years for a typical driveway to anywhere from 2 to 10 years depending on the sealant and climate. Parking lot drive lanes wear faster than the stalls and may need recoating sooner.

Choosing a sealer

Coal tar sealers resist fuel stains well, but many areas have banned or restricted them over health and environmental concerns. Asphalt emulsion and acrylic sealers avoid coal tar. We name the product we plan to use, in writing, and explain why.

Sealing a parking lot

For a commercial lot, sealcoating is usually done in sections, or on days the lot is quiet, so it stays usable. Sealcoat covers the old lines, so restriping is part of the plan.