Sealcoating in Loveland, CO

Sealcoating covers asphalt with a thin layer of liquid sealer that protects the binder holding the stone together. At Loveland's elevation, near 5,000 feet, strong sun oxidizes that binder and turns the surface gray, then small stones begin to loosen and water finds a way in. A good seal job slows that down. It does not add strength or fix a failed base, so it belongs on pavement that is still in good shape.

Crack sealing comes first

Sealer is too thin to fill a crack. If cracks are not cleaned and filled before sealing, the sealer sinks in and the crack is back in weeks. We blow out cracks and fill them with hot-applied rubberized sealant, which stays flexible through cold nights. HomeGuide lists crack filling at roughly $0.50 to $3 per linear foot. Doing it before November keeps water out of the cracks during the freeze-thaw months.

When to seal

HomeGuide advises waiting 3 to 6 months after new asphalt is laid, so the surface oils can cure, and then resealing every 2 to 10 years depending on the product and climate. The easiest sign is color. When the surface has faded to gray and the stones show, it is time. Sealing too often builds up a thick layer that cracks and peels.

Weather

Sealer needs dry pavement, no rain for a day and temperatures in roughly the 50 to 95 degree range, per HomeGuide. Most products need 12 to 72 hours before cars can drive on them. Along the Front Range, that usually means late spring through early fall, and we keep an eye on afternoon thunderstorms in summer.

Preparation

• Blowing and sweeping the surface, including the edges
• Scraping and priming oil and fuel stains so the sealer bonds
• Cleaning and filling cracks
• Cutting in by hand along garage slabs, walks and curbs
• Blocking off the area until it cures

Skipping prep is the main reason seal jobs peel.

Sealer types

HomeGuide lists asphalt polymer emulsions, coal tar emulsions, latex acrylic and oil-based products. Coal tar resists fuel stains but has been restricted in some places over health and environmental concerns; asphalt emulsions are considered gentler but stain more easily. We tell you which product we plan to use and why.

Lots

On parking lots, we seal one section at a time so part of the lot stays open, and restripe once the sealer cures. HomeAdvisor lists commercial sealcoating at $0.15 to $0.30 per square foot.

Driveway etiquette after sealing

Keep sprinklers off the surface for a day, and keep cars, bikes and pets off until we say it has cured. Turning the wheel while parked on fresh sealer leaves scuff marks, so pull straight in for the first week.