Our intention here at Sgt. Sealcoat is to provide you, the consumer with honest and upfront information regarding our industry that has been stained in the past by dishonesty and greed. We invite you to check out the material below and if you have additional questions please don't hesitate to text me anytime.


What is sealcoat as a product?

Sealcoat is a barrier coat between asphalt surfaces and the destructive elements. Sealcoat enriches a pavement’s surface with a new coating, fills voids, and locks remaining aggregate in place.

What does it mean "to sealcoat" asphalt driveways & parking lots?

Keeping the redeeming properties of asphalt sealed in to prolong the pavement life and preserve its functional properties.

What is the primary reason to sealcoat an asphalt pavement?

To protect the pavement from the deteriorating effects of sun & water over time. The damaging effects of the elements can be costly in the long run if proper preventative maintenance is not taken periodically.

What happens to asphalt over time if it isn't protected from the elements?

The pavement hardens, or oxidizes. Which causes the pavement to become more brittle which will cause the pavement to crack and unable to bend and flex when exposed to traffic and temperature changes.

How does Sealcoat help with the deteriorating effects of the elements and traffic?

By providing a waterproof membrane which not only slows down the oxidation process but helps the pavement to shed water, preventing it from entering the base material. It also increases the pavement texture and increases the surface friction properties.

What is Raveling?

With time the maltenes components of asphalt cement are affected by air, UV rays, water, temperature changes, etc. These components of the asphalt pavement surface begin to oxidize and wear way which leads to aggregate no longer being locked into place.

Does sealcoating have limitations?

Compensate for pavement defects. They are intended as a protective coat; not as a crack filler or leveling material. Sealer is only as good as the asphalt pavement to which it is applied. Prevent the cracking of bituminous pavements, which are caused by excessive voids, poor mix stability, insufficient compaction, poor drainage, or low use areas.


When it begins to turn grey or at the one year mark.

How long does it take for sealcoat to dry?

Sealcoat must be allowed to dry a minimum of 8 hours of good daylight drying conditions before opening to foot traffic and we strongly recommend 24 hours before driving on it again. If marginal weather conditions exist during this eight hour drying time, additional time will be required. In some cases this could exceed 24 hours. Check the surface after this for traffic-ability before opening it to vehicle traffic.

The before, during, and after process

  • Check weather forecast
  • Barricade the driveway.
  • Do the general cleaning of the pavement.
  • Oil spot prime all oil spots.
  • Prepare to sealcoat. (manufactures recommendations)
  • Sealcoat the pavement.
  • Check for spots missed.
  • Make sure the barricades are in place, pick up all tools.
  • Next day remove barricades.

What are some pricing factors for my sealcoating work being done?

  • Dirty pavement - will increase the labor cost of cleaning.
  • Structural cracks - will increase cost to clean and repair prior.
  • Pavement repairs - can greatly affect the cost of the job.
  • Coarse pavement surface - will result in higher material usage.
  • Irregular pavement shape - will increase labor cost on the job.
  • Manual application required - will increase labor costs.
  • Doing jobs in sections - lowers efficiency and increases labor costs.
  • Travel time - long trips to a job increases labor cost.
  • Extensive curb work - increases labor costs.
  • Multi-color work - increases labor costs.
  • Time of season - slow drying time can hold up application


The first step in the Sgt Seal of Approval Survey is to get an accurate pavement inventory. We will assign identification titles to each section of the parking lot to make it easier going forward when discussing pavement condition, areas of concern, work locations, and project timelines. We will break down different locations of the parking lot and catalog them as sample sizes up to 2,000 ft². Inspecting every inch of a property can consume a considerable amount of resources; therefore, Sgt Sealcoat uses a statistical sampling technique to determine a parking lots pavement condition rating. 

We will then begin our Sgt Seal of Approval Survey and catalog the pavement condition using the PAVER Asphalt Distress Manual published by the US Army Construction Engineers. This system gives us guidance on assigning current condition of pavements, developing models to predict future conditions, report on past and future pavement performance, and helps to develop a pavement preservation plan specific to your properties needs and your company’s budget.


When the Sgt Seal of Approval Survey is performed, you will have up to 3 trained surveyors inspecting your parking lot. Each surveyor will identify distresses and defects independently. We are looking to identify safety hazards, ADA compliance concerns, surface fading, fluid or oil stains, vegetation growth, longitudinal linear cracking, alligator cracking, block cracking, transverse cracking, edge cracking joint reflection cracking slippage, potholes, depressions, shoving, rutting, upheaval, and raveling. The surveyors check their data against one another and come to an agreement on the data collected, decide the possible causes of distressed areas, map out all distress locations using a drone, put together a comprehensive pavement distress summary and maintenance suggestion report. This report will help the property manager determine the most cost-effective maintenance actions and help develop a pavement preservation plan moving forward.