Sealcoating in Arlington Heights, IL

Sealcoating is a thin liquid layer that protects asphalt's binder from sun, oxygen, water, salt and fuel. Unsealed asphalt dries out, turns gray, sheds fine stone and lets water in. A good coat slows that process and makes the driveway easier to clean and plow. It is not a structural repair; it belongs on pavement whose base is still sound.

In this climate

Chicago-area winters bring deicing salt, plows and repeated freezing and thawing; summers bring strong sun and heat. The village's record high is 105 degrees. A sealed surface sheds water and holds up to salt and fuel better than an open one.

How often

HomeGuide's FAQ suggests sealing a new driveway after about a year and then every 2 to 3 years, with a broader range of 2 to 10 years depending on product and climate. New asphalt should cure 3 to 6 months first. The practical sign is a faded, gray surface with stone showing. Sealing too often builds layers that crack and peel.

Weather

Sealer needs dry pavement, no rain coming and temperatures roughly between 50 and 95 degrees, per HomeGuide, with 12 to 72 hours before driving. Fast-dry products need hotter, drier conditions. Late spring through early fall is the season here.

Prep work

• Edges trimmed and swept
• Surface blown and swept clean
• Oil and fuel stains scraped and primed
• Cracks cleaned and filled first
• Edges cut in by hand at the garage and walks
• Barricades placed while it cures

Choosing a coating

People often ask what the best coating is. For most driveways it is an asphalt-emulsion sealer applied over well-prepared pavement. HomeGuide notes coal tar sealers resist fuel stains but have been banned in many places over health and environmental concerns, and asphalt emulsions can stain from gas and oil, which is why stains get primed.

Driveways versus lots

Driveways are usually sealed by squeegee for a thicker coat that works into the surface; large lots are often sprayed. Either way, edges are cut in by hand.

Seasonal timing

In the Chicago area, late May through September is the reliable sealing season. Cool nights in spring and fall slow curing. We watch the forecast and move dates rather than seal before rain.

After sealing

Keep cars off until the coat has cured, avoid sharp turns for a few days and keep sprinklers off the surface for the first day.

Sealing commercial and association lots

Lots are sealed in sections so part of the parking stays open. Each section is blocked off, cleaned, crack-sealed and coated, then reopened once it cures. Restriping follows. For condo associations, we help with resident notices so cars are moved on the right days.

Sealer versus resurfacing

If the surface is badly raveled, with loose stone everywhere, sealer will not bring it back. That driveway needs resurfacing. Sealcoating is for pavement that is faded and dry but still holding together.