Sealcoat, Crackfill & Pressure Washing

Sealcoat is a black liquid made of water, sand, clays, polymers and durability additives. It protects and prolongs the life of your asphalt by sealing it from tire abrasion, sun bleaching, oil and gas.

The two bases of sealcoat are coal tar and asphalt emulsion, applied by spray or by broom/squeegee. Our mixing and application procedures follow Federal Specifications, which meet or exceed the manufacturer's recommendations.

Crackfill is a thick, rubber-like material that is melted and applied to open cracks in parking lots. It strengthens and lengthens the life of the asphalt and improves the final look of a sealcoat project.

Water seeping through cracks softens the pavement and leads to larger cracks and eventually potholes. Crackfill limits that water intrusion. It is common to crackfill the inverted center drive lane, where water is meant to drain.

Options include cold-pour filler applied by squeegee, hot-tar crack sealer applied by lance or a continuous heated melter, and, for more extensive damage, alligator crack seal applied by squeegee.

Oil primer is a liquid applied over oil-saturated asphalt before sealcoat. It helps the sealcoat adhere. If oil-saturated asphalt is sealed without primer, cracking and peeling after application is likely.

To clear loose sand and debris, we blow off the pavement with commercial walk-behind blowers, plus isolated brooming where needed. Oil-saturated areas get oil primer.

Standard surface prep will not undo years of neglect. For heavily neglected areas, pressure washing may be necessary.

LV Concentrate is a straight coal tar option from SealMaster. Water is added to meet project specifications. It is known for its jet-black color and is the base of Ultra-0, Ultra-2 and Fed Spec sealers.

Polymer Modified Asphalt Emulsion (PMM) is a more environmentally friendly SealMaster option with a deep "superblack" color. It includes a binder for extra strength, is fuel resistant and emits no VOCs.

Diamond Shield fortifier is a liquid additive that adds strength and longevity. It helps the sealer cure from the base up, which prevents flash-drying.

All of our sealcoat contains 2–5% silica sand, which helps the material bind to the surface, improves traction and slows wear. Water carries the sealer onto the pavement and evaporates as it cures. A typical mix is 7 parts base to 3 parts water.

We offer squeegee/broom and mechanical spray applications. Squeegee is often requested for the first coat because it lays down roughly double the material and fills cracks better than spray.

A third coat can help in aprons, corners and heavily trafficked drive lanes. It can be applied weeks or months after the first two to freshen the surface. Parking stalls don't need one, since they see far less traffic than drive lanes and turn areas.

We work Monday–Friday, 8:00am–5:00pm, and sealcoat is done during normal business hours only, because it needs direct midday sun to cure. Striping can be scheduled on Sundays or evenings if needed.

We need access to the site or section by 7:30am on the scheduled day, clear of cars and other obstructions such as dumpsters, so the sealer has time to go down and dry before striping.

Some applicators "cut" their materials to stretch coverage and increase their margins, or reduce or skip the manufacturer-specified additives. We mix and apply exactly to manufacturer specifications for the best possible result.