Sealcoating & Crack Filling in Rochester Hills, MI

Sealcoating and crack filling protect asphalt in different ways, and they work best done together. Crack filling closes the openings that let meltwater reach the base. Sealcoating puts a thin protective layer over the whole surface to slow the drying and graying that loosen the stone over time. Seal over open cracks and water still gets in. Fill cracks but skip the seal and the surface keeps weathering. In southeast Michigan, with roughly 120 freezing days a year, both matter.

Crack filling vs. crack sealing

HomeGuide separates the two: basic crack filling lasts about 1 to 2 years, while crack sealing with flexible, rubberized material lasts about 3 to 8 years because it stretches as the pavement moves with temperature. For working cracks that open in winter and close in summer, a flexible hot-pour sealant is the better choice. Wide cracks, broken edges and webs of alligator cracking are past filling and need patching.

When to sealcoat

HomeGuide recommends waiting 3 to 6 months after paving before the first seal, and resealing every 2 to 10 years depending on product and exposure. Signs it is due: a gray, faded surface, water soaking in instead of beading, and loose sand in the tire paths. Sealer needs dry pavement and temperatures between about 50 and 95 degrees, and HomeGuide lists 12 to 72 hours before driving.

Our sequence

• Clean the surface and edges with blowers and brooms
• Treat oil and fluid stains so sealer bonds
• Clean and fill or seal cracks
• Hand-edge borders along the garage, walks and lawn
• Apply an even coat across the drive
• Block the entrance until it has cured

Choosing a sealer

HomeGuide notes that coal tar sealers resist oil and gas stains but have been banned or restricted in many areas over health and environmental concerns, while asphalt-based emulsions are seen as more environmentally friendly but stain more easily. We explain what we use and why at the estimate.

Lots

For parking lots, HomeAdvisor lists sealcoating at about $0.15 to $0.30 per square foot. Lots are sealed in sections or after hours, and striping goes down once the sealer cures.

Why the order matters

Sealcoat goes on as a thin liquid and dries to a film. It can bridge a hairline crack, but it cannot fill one. Water still gets under the film through any open crack, freezes and pops the coating off around it within a winter or two. That is why crack work always comes first, and why we look at the cracks before quoting the seal.

A simple maintenance calendar

• Every fall: walk the drive, fill or seal new cracks
• Every few years: sealcoat after cleaning and crack work
• As needed: patch any spot that has broken through to the base
• Every winter: keep the edges clear and avoid metal blades on the surface where possible