Sealcoating in Peoria, AZ

Sealcoating puts a thin protective layer over asphalt. In Peoria, where the sun is intense almost every day of the year, it does more work than in most places. Ultraviolet light and heat oxidize the asphalt binder, and unprotected pavement goes from black to gray to crumbly. A sealcoat shields the binder, fills surface pores, resists oil and fuel, and helps the surface shed monsoon rain.

How often

New asphalt needs to cure first, 3 to 6 months according to HomeGuide. After that, HomeAdvisor suggests every two to five years for lots, and HomeGuide gives 2 to 10 years depending on sealant and climate. In full Arizona sun, the shorter end is typical. When you can see the stones and the surface is gray, it is time.

Temperature window

Sealer needs dry pavement and air temperatures of roughly 50 to 95 degrees to cure properly. Pavement in a Peoria summer gets far hotter than the air. That means most sealing happens from fall through spring, and summer jobs start at first light. Fast-dry sealers need low humidity, which the desert usually provides, but not during monsoon season.

Steps

• Clean: sweep, blow and treat oil spots
• Seal cracks: open cracks are filled first
• Edge: hand-cut along concrete, curbs and gravel landscaping
• Apply: one or two coats
• Cure: barricaded until ready, usually 12 to 72 hours

Sealer type

We use asphalt-based emulsion sealers. HomeGuide notes that coal tar sealers have been banned in many places for health and environmental reasons. Water-based emulsions are easier on landscaping and gravel next to the pavement.

Not a repair

Sealcoat protects asphalt that is still sound. Potholes, ruts and alligator cracking need repair first, and we include that in the quote.

HOA streets

Associations get the best value by sealing streets on a schedule, often every three to four years, with crack sealing in between. We phase work by street and post notices ahead of time.

Monsoon season and fresh sealer

Monsoon storms can arrive suddenly in the afternoon. Fresh sealer needs a few dry hours to set, so during monsoon season we seal early in the day and watch the forecast closely.

How to tell if you need it

• The surface is gray instead of black
• You can see the stones in the asphalt
• Water soaks in instead of beading
• Oil stains are spreading

If two or more apply, sealing is due.

Commercial lots

Commercial lots are sealed in sections so part of the lot is always open, then restriped as each section cures. We plan around business hours.