Service 04
Sealcoating in Greater Boston, Massachusetts
About this service
Sealcoating is maintenance, not repair. It puts a protective layer over asphalt that is still sound so water, road salt, oil and UV cannot get into the surface and start breaking down the binder that holds the stone together.
Done on the right schedule it is the cheapest thing you will ever do for a driveway. Done on a surface that is already failing, it is paint over a problem, and we will tell you that instead of selling it to you.
Timing
How long it takes, and when you get your surface back
This is the question we get more than any other, so here it is up front instead of buried in a phone call.
- On site A few hours Most residential driveways are a half day including prep.
- Walk on it 24 hours Stay off it completely while it cures, pets included.
- Park on it 24 to 48 hours Cooler or damp weather pushes it to the longer end.
What you are seeing
Signs this is the service you need
Asphalt fails in a predictable order. Any one of these is enough to call.
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Grey instead of black
Colour fading is the binder oxidising. That is the moment to seal, before the surface starts letting go of stone.
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Loose stone underfoot
Grit that comes up on your shoes means raveling has started. Sealing now stops it going further.
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Hairline cracks opening
Small cracks let water into the base. Filling and sealing keeps the freeze-thaw cycle out.
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Oil spots spreading
Oil dissolves asphalt binder. Spots get treated before the coat goes down so they do not keep eating the surface.
What's included
Everything in the scope
- Surface swept and blown clean
- Oil and fuel spots treated so the coat bonds
- Cracks filled before sealing
- Edges cut in by hand around garages, walkways and beds
- Commercial-grade sealer applied at the correct coverage rate
- Cure times given in writing before we leave
Why us for this
Three things worth knowing
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Cheapest protection there is
A seal every few years costs a small fraction of resurfacing and pushes the rebuild years down the road.
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Prep is most of the job
Sealer over dirt and oil peels. The sweeping, blowing and spot treatment is what makes the coat last.
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We turn it down when it is wrong
On a surface that is already breaking apart, sealcoating hides the problem for a month. We would rather quote you the repair.
Send a photo. We will tell you what it needs.
Free written estimate, and 10% off your first paving or sealcoating job.
How it works
From your call to the finished surface
- 01
We look at the surface
We check whether the asphalt is sound enough for sealer to be worth your money.
- 02
Clean and treat
Sweep, blow, treat oil spots and fill cracks. This is where a seal job is won or lost.
- 03
Apply
Edges cut in by hand, then the body of the surface coated at the right rate.
- 04
Cure with dates
You get the hour you can walk on it and the hour you can park on it.
Around here
Salt is the reason to seal here
Massachusetts roads get salted hard, and every car drags that brine onto your driveway all winter. Salt water finds its way into unsealed asphalt, sits in the pores, and expands every time it freezes. A sealed surface sheds it. That is why sealing in the fall, before the first salt run, is worth more here than the same job would be in a mild climate.
Questions
Sealcoating, answered
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How soon can I park on a sealed driveway?
Plan on 24 to 48 hours. Walk on it after a full day. Damp or cool weather pushes it to the longer end, and we give you the actual hour before we leave rather than a guess.
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How often should a driveway be sealed?
Every two to three years for most homes. More often is not better: over-sealing builds up a thick layer that cracks on its own. We will tell you if yours does not need it yet.
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Can you seal a brand new driveway?
Not straight away. New asphalt needs six to twelve months to cure first, otherwise the sealer will not bond. Anyone offering to seal fresh pavement is selling you a coat that will peel.
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Will sealcoating fix my cracks?
No, and that is the honest answer. Sealer is a protective coat, not a filler. We fill the cracks first as part of the job, but a badly broken surface needs repair or resurfacing, not sealer.
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When is the best time of year to seal?
Late spring through early fall, when temperatures stay warm enough to cure properly. Sealing in the fall before the first salt run gets you the most protection out of the coat.
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Do you sealcoat parking lots as well as driveways?
Yes, and commercial lots get the same phasing as our paving work so sections stay open. We cover Greater Boston out to about an hour of driving.
Also worth a look
Services that usually come with this one
- 05
Crack & Pothole Repair
Cracks filled and potholes cut out full depth, before water turns them into a rebuild. View service - 01
Driveway Paving
New asphalt driveways built on a compacted base, laid in two lifts and rolled hot. View service - 06
Line Striping & Markings
Stall layout, arrows, fire lanes and accessible spaces, laid out and painted to spec. View service
Free estimate
Send us the surface. We will come measure it.
Tell us what you have and we will schedule a visit to measure it and put a written number in your hands. Nothing is quoted before we see the surface, because square footage and the state of the base are what decide the job.
- We measure on site, then write the scope down
- One-year workmanship warranty on completed work
- 10% off your first paving or sealcoating job
Rather do it now?
