Short answer: sealcoating is a protective coating over asphalt that slows oxidation and keeps water out. Commercial lots run an estimated $0.15–$0.30 per square foot; a typical driveway about $278–$855.
Why it matters in Central Florida
Sun and air oxidize the binder that holds asphalt together, turning it gray and brittle. Once small cracks open, daily summer storms push water into the base. Research summarized by the Transportation Research Board found seals work mainly by keeping air and water out of the pavement, and work best applied early. In Florida that means sealing on a regular schedule, not waiting until the lot is already cracked.
When to seal
- Not on brand-new asphalt. The Asphalt Institute advises against sealing fresh pavement. Industry guidance is to wait 90–180 days of warm weather, which in Orlando usually means the first few months.
- Reseal on a cycle. Busy commercial lots are commonly resealed every two to three years, quieter lots and driveways less often.
- Before it cracks badly. Sealcoat doesn't fix broken pavement; open cracks get sealed first.
How we do it
- Clean the surface and treat oil spots.
- Seal cracks with hot rubberized sealant.
- Apply sealcoat in even coats, two where traffic is heavy.
- Keep traffic off until it cures, then restripe.
In summer we seal in the morning so the coat sets before the afternoon storms.
These prices are estimates from published national and Orlando pricing. See the price guide.
Questions
How long before we can drive on sealcoat?
Usually the next day for cars, depending on heat and humidity. We give you a reopening time before we start.
Does sealcoating fill cracks?
No. Cracks are sealed separately first; sealcoat goes over the top.
Do you restripe after sealcoating?
Yes. Sealcoat covers the old lines, so restriping is part of the job.