Sealcoating is like sunscreen for your driveway. It protects against moisture, chemicals, and sun damage. This preventative method creates a protective barrier that shields your asphalt surface from the elements, significantly extending its lifespan and maintaining its appearance.

At R. Stanley Paving LLC, we use high-quality sealant materials and proven application techniques to secure comprehensive coverage and superior adhesion. We prepare the surface, fill any cracks or defects, and apply the sealcoat evenly for a smooth finish.

Protect your paving project in Beacon—call (845) 831-1616. We’re ready when you are!

Seal Your Asphalt Surface

What Are the Benefits of Asphalt Sealcoating?

A sealcoat is a protective layer—it extends the lifespan of your driveway by preventing water and other substances from seeping into the material, which can lead to premature damage and deterioration.

Some key advantages of sealcoating include:

• Protection from water, chemicals, and oxidation
• Prevention of surface damage
• Enhanced traction and skid resistance
• Improved curb appeal
• Easier maintenance and cleaning

How Does Sealcoating Improve Curb Appeal?

Sealcoating instantly refreshes your asphalt by restoring its rich, jet-black color. This deep, uniform finish makes driveways and parking lots look new again, dramatically boosting the visual impact of your property.

The contrast between freshly sealed asphalt and surrounding landscaping—like grass, flower beds, or curbs—makes your entire exterior pop. It helps define edges and gives your property a well-kept, intentional look.

For homeowners, this upgrade can increase perceived property value. For businesses, it projects professionalism and care, making a great first impression on customers and visitors alike.

Sealcoating is a small investment with a big payoff in curb appeal. It’s a clear signal that you take pride in your property and stay on top of maintenance.

How Does Sealcoating Result in Easier Maintenance?

Sealcoating creates a smooth, non-porous surface that helps prevent dirt, debris, and liquids from penetrating the asphalt. This makes routine cleaning faster and more effective—sweeping or power washing becomes much easier on a sealed surface.

A sealed surface also resists staining from automotive fluids like oil, gas, or brake fluid. Instead of soaking in and creating permanent marks, spills sit on the surface and can be cleaned up quickly.

Overall, sealcoating lowers the need for frequent repairs and extends the life of your pavement, making long-term maintenance less time-consuming and less expensive.

R. Stanley Paving LLC’s Sealcoating Services

Our sealcoating services provide a long-term solution to protect and revitalize your asphalt surfaces. With high-quality materials and precise application, your asphalt surface will look brand new.

Our services include:

• Driveway sealcoating
• Parking lot sealcoating
• Surface preparation and repair
• Customized sealcoating schedules
• Efficient project completion

Sealcoating vs. Repaving: Which Is Better?

As a paving company, we recommend sealcoating every 2 to 3 years to protect structurally sound asphalt from UV rays, moisture, and wear. When surfaces show signs of severe cracking, potholes, or base failure, repaving becomes the only long-term solution. Sealcoating can’t fix structural damage, but it extends the life of pavement that’s still intact. If resurfacing is no longer an option, we can discuss paving the surface instead.

Does Sealcoating Fill Cracks?

Sealcoating doesn’t fill structural or fatigue-related cracks. Its purpose is to provide surface-level protection, not to correct existing surface damage. Hairline cracks under 1/8 inch wide may appear slightly sealed, but this is incidental and not reliable.

Cracks must be treated before any sealcoating is applied. If left unaddressed, water can penetrate the surface and damage the subbase, leading to oxidation, aggregate raveling, and eventual base failure. Sealcoating is applied afterward to protect the asphalt from UV exposure, moisture, and further surface wear.

What Is the Lifespan of Parking Lot or Driveway Sealcoating?

The lifespan of sealcoating, like your driveway itself, can vary depending on several factors. With proper application and maintenance, it can provide years of protection.

Generally, you can expect your sealcoating to last:

• 2-3 years for high-traffic areas like parking lots
• 3-5 years for residential driveways
• 5+ years for low-traffic areas

Factors that influence sealcoating longevity include:

• Thickness and coverage of sealcoat application
• Preparation and condition of asphalt surface
• Weather exposure
• Amount of vehicle and foot traffic

What Are the Steps Involved in Professional Sealcoating?

Sealcoating your asphalt surface is a multi-step process that requires careful preparation and skilled application.

Here are the steps taken to ensure optimal results:

1. Surface inspection and repair of cracks or potholes.
2. Thorough cleaning to remove dirt, debris, and contaminants.
3. Allow the surface to dry completely before application.
4. Apply a tack coat or primer for better adhesion.
5. Mixing the sealant material for the proper consistency.
6. Apply the sealcoat in a uniform, even layer.
7. Allow drying time before reopening the area to traffic.
8. Perform necessary line striping or pavement markings.

Is Sealcoating Necessary for New Asphalt Driveways?

Sealcoating is great for protecting asphalt on all surfaces, but it shouldn’t be applied immediately after a new installation. New surfaces typically require a 90-day to several-month curing period to allow proper setting of oils and binder before sealcoating. Waiting for the recommended time ensures optimal adhesion and protection.

How Much Does Sealcoating Cost?

Sealcoating costs are typically calculated per square foot, based on the condition of the pavement and the scope of work required. The total cost can vary depending on how much preparation is needed, the materials used, and the layout of the surface.

Key pricing factors include:

• Cleaning the surface: Pavements with dirt, oil stains, or debris require extra prep time.
• Filling cracks and patching: More cracks mean more materials and labor before sealing begins.
• Working around obstacles: Islands, curbs, drains, or tight turns slow down the process and affect coverage.
• Managing traffic: Larger lots may require cones, barricades, or signage to control traffic during the job.
• Choosing the right material: Higher-quality sealants offer longer-lasting results but can be more expensive.

Because every project is unique, we recommend scheduling an on-site inspection to provide the most accurate estimate. Give us a call to book an assessment and discuss your project goals in detail. If you’re satisfied with the quote, we can schedule your service date immediately.