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24632 San Juan Avenue, Suite 150
Dana Point, CA 92629

Orange County Asphalt Sealcoating

Asphalt Sealcoating in Orange County for Over 44 Years

Parking lots Driveways Roads

The most cost-effective way to extend the life of your asphalt.

An asphalt sealcoat is made up mostly of emulsified asphalt, which is mixed with water, mineral fillers and other fillers. Sealcoats are applied to non-highway asphalt surfaces in order to protect the asphalt from damaging elements. The sealcoat is sprayed over the surface of the asphalt or spread over it with a broom or rubber squeegee. It is layered on in successive fine applications. Once the sealcoat dries, it seals out water and prevents deterioration of the asphalt by oxidation, sunlight, UV rays, winter salt, and gas, oil and other road chemicals.

Sealcoating is an essential part of managing and maintaining your asphalt and getting the most for your money over time. You can double the life span of an asphalt pavement by sealcoating along with crack sealing; these general maintenance procedures will significantly delay the need for expensive asphalt repair or replacement, and ultimately add up to substantial savings for you.

We recommend sealcoating between 6 and 12 months after new paving (so that the pavement has time to cure,) and every 3 to 4 years thereafter, as needed. Before the sealcoat is applied, any potholes or cracks must be repaired and any oil spots must either be removed or primed for sealcoat adherence. For sealcoating to be properly performed, the weather must be dry and above 55 degrees Fahrenheit. The sealcoat will take between 18 and 36 hours to dry before vehicles can drive on it. It will be 48 hours before the sealcoat can be safely exposed to water.

Additional Benefits

Sealcoating is important for many reasons besides saving you money and keeping out damaging elements like UV rays and automotive chemicals. It makes your asphalt surface more convenient to clean, improves its appearance, prevents and restores surface erosion, seals fine cracks, gives it the benefits of waterproofing and improves pavement flexibility:

Convenient Cleaning

Sealcoating makes cleaning your asphalt pavement more convenient. When the pavement becomes cluttered with loose debris such as autumn leaves or garbage from trashcans or dumpsters, it will need to be swept or washed away, and a sealcoat's smooth surface makes sweeping, hosing and other cleaning and maintenance easier to perform than on a rougher-textured surface. Greater convenience cleaning your asphalt will also translate into savings in your cleaning costs.

Improved Appearance

The smooth black surface of sealcoated asphalt keeps it looking brand new over time. In the case of a public or commercial asphalt pavement such as a parking lot, this new look creates an atmosphere of cleanliness, professionalism and success around your business or facility. This improved atmosphere increases the comfort of clients, patrons and/or residents as well as their confidence in your services. The black sealcoat also helps provide a greater contrast between the asphalt and any striping, such as that which designates parking spaces, making the striping clearer to see and giving it longer lasting visibility.

Erosion prevention and restoration

Because the sealcoat protects the asphalt against oxidation, it helps prevent erosion of the asphalt surface layer. Over time, the asphaltic binder that holds the substance of asphalt concrete together-essentially an aggregate of small loose stones-deteriorates, resulting in softening and pitting of the asphalt surface. By protecting the asphalt from oxidation, a sealcoat prevents this deterioration, and it also helps restore the surface layer of older pavements; the fine particles in the sealcoat help fill in the eroded spots in the oxidized asphalt.

Small crack sealing

Sealcoating seals small cracks that have formed in the asphalt surface and prevents them from becoming larger and therefore problematic. As cracks in the asphalt surface grow larger, they also run deeper below the surface, allowing water to reach the lower layers of asphalt and even the base. Water then deteriorates the asphalt at the lower and foundational levels. It is especially destructive when it freezes and then thaws inside the asphalt, causing an expansion and contraction that weakens the structure of the pavement. This is to say nothing of the deterioration on the surface from the enlarged cracks during and after rains. Sealcoating helps prevent all of these issues by sealing small cracks before they get bigger.


The waterproofing benefits of sealcoating provide additional protection against the problems discussed directly above. Even when an asphalt surface is not cracked, it is still extremely porous and vulnerable to the deteriorating effects of water. This surface deterioration can ultimately lead to water seepage deeper into the asphalt, resulting in the aforementioned consequences.

Improved Pavement Flexibility

As asphalt dries out over time, it becomes more brittle and less flexible, making it more vulnerable to stress damage such as cracking. A sealcoat helps prevent the asphalt from drying out, keeping it flexible. In addition, because a sealcoat is black, a sealcoated pavement in sunny weather absorbs the maximum amount of heat from the sun and in turn becomes hot and somewhat elastic. This helps the pavement maintain flexibility under the pressure of vehicle weight and driving, rather than stiff and brittle and more susceptible to cracking from this pressure over time.


Many thanks for your help. The road looks great.

Tom, I want to thank you and your people for a nice clean job. Please feel free to use my name as a reference.

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