Sealcoating in Kettering, OH

Sealcoating protects the binder in asphalt from sun, air, water and chemicals. Over time, an unsealed driveway fades from black to gray, the surface gets rough and small stones start to come loose. In the Dayton area, winter salt and meltwater add to that wear. A sealcoat slows it all down and keeps the surface tight. It does not fill real cracks or fix a weak base, so it goes on after any repairs.

Timing

HomeGuide recommends letting new asphalt cure 3 to 6 months before sealing, and resealing every 2 to 10 years depending on the product and conditions. Sealer needs dry pavement and air temperatures between about 50 and 95 degrees, and HomeGuide lists 12 to 72 hours before driving. Around Kettering, that means late spring through early fall.

Preparation

• Blow and sweep the surface, and scrape out grass along the edges
• Prime oil and fluid stains so the sealer bonds
• Fill or seal cracks so the coat is not just bridging over them
• Seal the joint at the concrete apron and garage
• Mask the apron, walks and garage slab so sealer stays on the asphalt

Application

We hand-edge borders, apply an even coat across the field, and block off the driveway until it has cured. You can usually walk on it within a few hours.

Sealer types

HomeGuide describes two common types: coal tar sealer, which resists gas and oil stains but has been restricted in many areas over health and environmental concerns, and asphalt-based emulsion, considered more environmentally friendly but more prone to staining. We explain what we use and why.

Lots

HomeAdvisor's parking lot guide puts lot sealcoating at roughly 15 to 30 cents a square foot. Lots are sealed in sections or after hours, and lines are repainted once the sealer cures.

Signs your drive is due

• The surface has turned from black to light gray
• Rain soaks in instead of beading
• Fine sand collects in the tire paths
• Small stones are loosening near the edges

Any two of those mean a sealcoat will do some good, as long as the cracks are taken care of first.

Shade and trees

Driveways under big maples and oaks, common on older Kettering streets, stay damp longer after rain and collect leaves and sap. They need a warm, breezy day for sealer to dry and a careful cleaning first, since sealer will not bond to organic film.

What sealing does not do

It does not level low spots, fill wide cracks, fix potholes or strengthen a weak base. If those problems are present, they get repaired first, and sometimes the honest answer is that a sealcoat would be wasted money.

Sealing a lot versus a driveway

On a driveway, the whole surface is usually done in one visit and the owner parks on the street for a day. On a business lot, we seal in sections, starting with the areas that can be closed most easily, and leave an entrance open. Once the last section cures, lines are repainted so stalls, arrows and accessible spaces are crisp again.