Sealcoating in Lehi, UT

Sealcoating protects asphalt from the things that age it fastest in Lehi: strong sun, water and the oil and salt that drip from cars. At about 4,500 feet, with dry air and plenty of clear days, ultraviolet light oxidizes the surface of the asphalt. It turns gray, loses its flexibility and develops fine cracks. A sealcoat puts a fresh, dark layer on top that takes the wear instead.

What sealcoat can and cannot do

Sealcoat slows oxidation, keeps water from soaking into the surface, resists oil and fuel spills and makes the pavement look new. It does not fill cracks, fix potholes or add strength. Those repairs come first.

Timing

HomeGuide recommends sealing in dry weather between 50 and 95 degrees and waiting 3 to 6 months after new asphalt is placed. Utah County's dry summers make for a long, reliable sealing season from late spring into early fall. Most sealers need 12 to 72 hours before cars can drive on them.

Preparation

We sweep and blow the surface clean, scrape off dried mud and debris, treat oil spots so the sealer will stick and fill cracks with hot rubberized sealant. Edges along concrete, landscaping and the garage are cut in by hand.

How often

HomeGuide lists a range of 2 to 10 years between coats, depending on sealer and climate. With Utah's sun, every few years works well for most driveways. Sealing every year can build up a thick layer that cracks and flakes.

Signs your pavement is ready for sealing

• The surface has faded from black to gray
• Small stones are showing on top
• Water soaks into the surface rather than beading
• Oil stains are spreading
• Fine hairline cracks have appeared

Sealcoat and HOA appearance rules

Some HOAs care about how driveways look. A fresh sealcoat gives a uniform, dark finish that hides patches and stains. If your HOA has appearance standards, sealing every few years is an easy way to stay in good standing.

Sealcoating and new concrete

Where asphalt meets a concrete driveway, sidewalk or garage slab, we cut in the edges by hand and protect the concrete so sealer does not stain it.

HOA roads and lots

For HOAs and commercial lots, we section the work so part of the pavement stays open, post notices ahead of time and schedule restriping after the sealer cures.