Asphalt Sealcoating

Asphalt sealcoating is a protective coating applied over an existing asphalt surface to slow oxidation, keep water out of small cracks and resist oil and fuel spills. Combined with crack filling, it is the simplest way to extend the life of a driveway. Keystone Paving & Outdoor sealcoats residential driveways and small parking areas across the Florida Panhandle, from Pensacola to Destin and Panama City Beach.

What sealcoating does, and what it does not

Sealcoat is a maintenance product. It protects a sound surface; it does not add structural strength. Being clear about that avoids disappointment:

If your driveway falls in the right-hand column, it needs asphalt repair first. Sealing over structural damage only hides it for a season.

Our sealcoating process

1. Clean. Edges are trimmed back, debris is blown off and the surface is cleaned so the coating can bond.
2. Treat stains. Oil spots are primed; otherwise they bleed through and the sealer peels.
3. Fill cracks. Cracks are cleaned out and filled with a flexible crack filler before any coating goes down.
4. Apply sealer. Coats are applied evenly by squeegee, brush or spray depending on texture. Two thin coats generally wear better than one heavy coat.
5. Close off and cure. The driveway is barricaded until the coating is dry enough for traffic.

Brush or squeegee application works the sealer into the surface texture; spray gives a uniform finish on larger areas. Good contractors choose the method for the surface, not for speed.

When to seal a driveway in the Panhandle

Timing matters as much as the product. Sealer needs a dry surface and dry hours to cure:

• New asphalt: wait several months before the first coat so the surface can cure. We give you a recommended date when we pave.
• Weather window: avoid days with rain in the forecast. In summer, afternoon storms are common, so morning application is usually best.
• Heat: very hot pavement can make sealer dry too fast. Spring and fall are often the most comfortable seasons in Northwest Florida.
• Frequency: most residential driveways benefit from sealing every two to four years. Heavily shaded drives or those with lots of traffic may need it sooner.

Over-sealing is a real problem too. Too many coats build up a layer that cracks and flakes on its own. When the previous coat still looks good, a crack-fill visit may be all you need that year.

What affects the cost of sealcoating

• Total square footage and the shape of the area
• Linear feet of cracks that need filling
• Oil stain treatment and edge trimming
• Number of coats and the type of sealer
• For lots: re-striping parking spaces and arrows after sealing

We price crack filling and sealing as separate lines so you can see what each part of the work costs.

Caring for a freshly sealed driveway

Keep cars off for at least 24 hours and longer in cool or humid weather. Turn off irrigation that sprays the driveway for a day. Avoid turning the steering wheel while the car is stopped during the first week, and keep kickstands and trailer jacks off the surface or use a board under them.