Asphalt sealcoating puts a protective coat over sound asphalt. It slows sun damage, keeps water and salt out, and brings back a dark, even surface.
Anthony’s Asphalt sealcoats driveways, parking lots, private roads and community pavement across Ann Arbor, Dexter and Southeast Michigan. We check the pavement first and fill cracks in the same visit.
- 1,400+sealcoating jobs since 2023
- 1,000+clients sealed since 2023
- 80%+of jobs include crack filling
- Freeon-site estimates
What Is Asphalt Sealcoating?
Asphalt sealcoating is a protective coating applied over an existing asphalt surface. Once cured, it forms a barrier that protects the binder from oxidation, water, sunlight, vehicle fluids and traffic wear.
It is preventive maintenance. It does not replace worn-out asphalt or fix problems under the surface. That is why we inspect every driveway and lot before we recommend it.
What Sealcoating Does for Michigan Asphalt
Slows oxidation
Sun and air dry out the asphalt binder and make it brittle. Sealcoat slows that down.
Keeps water out
Water in the surface freezes, expands and widens cracks. Sealed cracks and sealcoat keep it out.
Resists oil and salt
Oil, gas and road salt break asphalt down. Sealcoat adds a layer between them and the pavement.
Looks new again
A dark, even surface lifts curb appeal and gives fresh parking lot striping a clean base.
Is Your Asphalt Ready for Sealcoating?
Sealcoat only works on stable pavement. Here is what we recommend for each condition.
-
Sound pavement, faded or gray surfaceSealcoatingThe right time to protect it.
-
Open cracks in stable pavementCrack filling, then sealcoatWe seal the cracks first in the same visit. See crack sealing.
-
Potholes or soft, failed areasPatch firstFailed material comes out and new asphalt goes in. See asphalt patching.
-
Wear across the whole surface, stable baseResurfacingSee asphalt resurfacing.
-
Alligator cracking, settlement or base failureReplacementSealcoat would only hide the problem for a short time.
When We Sealcoat in Michigan
Sealcoat needs warm, dry weather to go on and cure. Our job records show how tight the season is, so the first open dates go early.
Our Asphalt Sealcoating Process
-
1Inspect the pavementCracks, potholes, failed areas, drainage and oil spots that affect the coating.
-
2Clean and prepareDirt, vegetation, gravel and debris come off. Oil spots get extra treatment.
-
3Fill cracks and repairCracks are sealed and damaged areas repaired before any coating. The Asphalt Institute treats crack sealing before other maintenance as established practice.
-
4Apply the sealcoatEven coats, matched to the pavement, traffic and product requirements.
-
5Close it to cureThe surface stays closed while it cures. Weather and shade change the time.
-
6Restripe parking lotsCommercial lots are restriped after the coat cures: stalls, accessible spaces, arrows and loading zones.
How Long Until You Can Use Your Driveway?
Anthony answers the question we hear most after a sealcoat.
Driveway Sealcoating and Parking Lot Sealcoating
Driveways
Residential driveway sealcoating with crack filling in the same visit. Most driveways need it every 2 to 3 years.
Parking lots
Retail, office, apartment, HOA, school, church and industrial lots, done in sections to keep the property open.
Maintenance programs
Sealcoat, crack sealing and striping on a schedule for property managers with more than one site.
What Affects Your Sealcoating Price
The price depends on more than square footage. We measure on site and give you an exact written price. The estimate is free.
What changes your price
- Pavement size and layout
- Surface condition
- Cleaning and preparation
- Crack sealing
- Patching
- Oil-spot treatment
- Number of coats
- Parking lot striping
- Traffic control
- Phased scheduling
- Property access
- Travel distance
Is sealcoating worth the money?
For sound asphalt, yes. A new coat every 2 to 3 years costs a small part of what a full replacement costs. It keeps water, sun and salt out, so the asphalt lasts longer.
See all our numbers in the Michigan asphalt price guide.
Questions to Ask a Sealcoating Contractor
Ask these before you approve any sealcoating job, ours included.
- Is my pavement ready for sealcoat?
- What preparation is included?
- Will cracks be sealed first?
- Which areas need patching?
- How many coats?
- How long does it stay closed?
- Can the lot stay open in phases?
- Is restriping included?
- What can delay the job?
- What maintenance comes after?
Asphalt Sealcoating Near You
Based in Dexter since 2009. Driveway sealcoating in:
Asphalt Sealcoating Questions
How much does sealcoating cost?
It depends on the size, the cracks and how dirty the surface is. We measure on site and give you an exact written price. The estimate is free.
Is asphalt sealcoating worth it in Michigan?
It is worth it for structurally sound asphalt. Sealcoat protects the surface from oxidation, water, sunlight, road salt, oil and normal wear. It will not repair potholes, alligator cracking or a failed base.
How long does asphalt sealcoating last?
Sealcoating commonly protects the surface for around two to three years. Traffic, snowplows, sun, drainage and the condition of the pavement change that. Most properties are checked for another coat every two to three years.
How often should asphalt be sealcoated?
Base it on the pavement condition, not a fixed date. Most driveways are resealed every 2 to 3 years. Driveways that carry heavy vehicles may need it every 1 to 2 years. Coating too often builds up and can affect the surface.
Should cracks be repaired before sealcoating?
Yes. Open cracks are cleaned and sealed before the sealcoat goes on, and potholes or failed areas are patched. Sealcoat is not a substitute for crack sealing.
Can you sealcoat over damaged asphalt?
Sealcoat covers minor surface wear. It cannot fix potholes, alligator cracking, drainage problems, rutting, settlement or a failed base. Those need repair, resurfacing or replacement.
When should a new asphalt driveway be sealcoated?
New asphalt needs time to cure first. Wait at least 6 to 12 months before the first coat. We confirm the timing for your driveway.
How long do vehicles stay off new sealcoat?
It depends on the product, temperature, humidity, sun, shade and the number of coats. We give you the reopening time for your project before we start.
What is the best time of year to sealcoat in Michigan?
Sealcoat needs warm, dry weather to go on and cure. Our own records show 9 in 10 of our sealcoating jobs happen from May to September, and July is the busiest month.
Can a parking lot stay open during sealcoating?
Often, yes. We split larger lots into sections so entrances, parking, loading areas and traffic routes stay open while each section cures.
Do you need a license to sealcoat in Michigan?
Michigan does not list sealcoating as a separate trade on its Maintenance and Alteration Contractor list. Related work such as excavation or concrete can have other rules, so check your project with your city or Michigan LARA.
Request a Free Sealcoating Estimate
We inspect the pavement, fill the cracks and tell you honestly if sealcoat is the right fix.
