Sealcoating in Corvallis, OR

Sealcoating is a thin protective coating applied over existing asphalt to slow the damage from water, sun, oil and fuel. It also restores the deep black color. In Corvallis, the best sealcoating window is short: HomeGuide recommends sealing in dry weather between about 50 and 95 degrees, and the valley's long wet season leaves mostly late spring through early fall. We book sealcoating during those months.

What sealcoating does and does not do

Sealcoat protects the surface; it does not add strength or fill cracks. Cracks must be cleaned and sealed first, and failed areas patched, or water keeps getting into the base. On a driveway that is already breaking up, sealcoating mostly makes it look better for a while.

Timing on new asphalt

New asphalt needs to cure before sealing. HomeGuide suggests waiting 3 to 6 months after paving, and its driveway guide recommends sealing new driveways after about a year. In practice, a driveway paved in summer is usually sealed the following summer.

How often to reseal

HomeGuide puts resealing at every 2 to 10 years depending on the product, traffic and climate. Driveways with heavy shade, moss or lots of vehicle traffic need it more often. We look at the surface and recommend a schedule rather than selling a coat every year.

Preparation

We sweep and blow the surface, remove moss and debris, treat oil spots, seal cracks, and edge along borders. Then sealer goes on in one or two coats by squeegee or spray. HomeGuide notes a cure time of about 12 to 72 hours before driving on it, and walking is usually fine after a few hours.

Costs

HomeGuide puts driveway sealing at about $1 to $2 per square foot, or $400 to $800 for a typical 400-square-foot two-car driveway. HomeAdvisor lists parking lot sealcoating at about $0.15 to $0.30 per square foot, since large areas are faster per foot.

Moss and shade

Shaded driveways under Douglas firs and oaks grow moss, collect needles and stay damp long after rain. Moss holds water against the surface and can root into small cracks. Before sealing, we remove moss and debris and treat the surface so the sealer bonds. Keeping a shaded driveway swept through the year slows the moss down.

Coal tar or asphalt emulsion

Sealers come in different formulas. Asphalt-emulsion sealers are widely used on residential driveways. We tell you which product we plan to use and why, and include it on the written quote.

Lots and restriping

Sealcoating a parking lot covers the stall lines, so restriping is part of the job. Restriping triggers the ADA 2010 Standards, and we lay out accessible spaces to those dimensions.