Asphalt Sealcoating in Pittsburgh

Unsealed asphalt has a shorter lifespan than it should. asphalt binder that holds pavement together breaks down when it's exposed to UV rays, water, road salt, and vehicle fluids. In Pittsburgh's climate, where pavement goes through freeze-thaw cycles for months at a time and gets hit with road salt every winter, that breakdown happens faster than it does in milder markets. Sealcoating puts a protective layer over the asphalt surface that slows that deterioration significantly.

The difference between a sealed driveway and an unsealed one is visible within a few years. Sealed asphalt stays darker, more flexible, and more resistant to the surface cracking that lets water in. Unsealed asphalt oxidizes, turns gray, becomes brittle, and starts to crack at the surface. Those cracks let water in, water freezes, and the damage progresses from the surface down into the base.

Driveway sealcoating should be applied to new asphalt after it has cured, typically six months to a year after installation, and reapplied every two to three years after that depending on traffic and exposure. Parking lot sealcoating follows a similar schedule, though high-traffic commercial lots with heavy vehicle use may need more frequent application to maintain coverage.

Sealcoating is most effective on asphalt that's in reasonable condition. It protects and extends the life of pavement that's being maintained, but it doesn't repair structural damage or fix failed areas. Cracks should be filled and patches should be completed before sealcoating goes down, so the sealer locks in a sound surface rather than sealing over existing problems.

Pittsburgh winters make sealcoating one of the highest-return maintenance investments a property owner can make. The cost of sealing a driveway or parking lot every few years is a fraction of what resurfacing or replacement costs when pavement is allowed to deteriorate without protection.

Call us to schedule driveway or parking lot sealcoating anywhere in the Pittsburgh area.

Learn about our parking lot striping services in Pittsburgh.