Asphalt Sealcoating in North Richland Hills, TX

Asphalt sealcoating is a coating spread over the surface to protect the binder that holds the stone together. Heat and ultraviolet light oxidize that binder, which is why an untreated driveway goes from black to gray and starts shedding fine gravel. With DFW summers that routinely bring weeks of 100-degree days, the process moves quickly here.

What it will and will not do

A good sealcoat slows oxidation, keeps water from soaking into the surface, resists oil and gas spills, and gives an even black finish. It does not add strength, fill potholes, level low spots or hide wide cracks. Those are fixed first. Sealing a driveway whose base has failed only changes its color.

Timing

New asphalt should cure about 3 to 6 months before its first coat. HomeGuide recommends sealing on dry days between 50 and 95 degrees, and most sealers need 12 to 72 hours before cars. In North Richland Hills, spring and fall usually give the best conditions; in summer we start early to keep the pavement within range.

How often

Published guidance runs from every 2 to 10 years depending on the sealer and the climate, and HomeAdvisor suggests every 2 to 5 years for parking lots. A surface that has gone gray, lets water soak in, or shows loose fine stone is due. Sealing every year can build up a thick film that cracks and peels, so we recommend it only when needed.

Preparation and application

We blow and sweep the surface, trim the edges, prime oil spots, and seal cracks with hot rubberized material. Then the sealer goes on in two coats by squeegee or spray, and the area stays blocked off until it is ready for traffic.

Commercial and HOA

For lots and HOA common areas, we seal in sections so part stays open and restripe once the sealer cures. Neighbors who book together can often save on scheduling.

Signs it is time

• Gray, faded surface
• Water soaks in instead of beading
• Fine stone loose on the surface
• Hairline cracks opening

Wide cracks, potholes or soft spots need repair before sealing.

After sealing

Keep cars off for the time we give you, turn off sprinklers that hit the driveway for a day or two, and keep foot traffic off until it is dry. Fresh sealer can be slippery when wet, so take care in the first rains.

Coal tar, asphalt emulsion or acrylic

HomeGuide lists three main sealer types: coal tar emulsion, asphalt polymer emulsion and latex acrylic, with acrylic the most expensive per square foot. We recommend a sealer based on your surface and how it is used.