Blacktop driveways need sealing

Driveways tell a prospect how much you have cared for your property

The driveway is one of the most used part of your house's exterior, yet it is often one of the most neglected.

Asphalt or blacktop driveways need to be sealed every 2 - 3 years depending on surface traffic, climate and wear.

Doing the job correctly is key to a successful application. Seal coating should never be done until the ambient day and evening temperature(s) are above 55 degrees Fahrenheit. Otherwise the seal-coat doesn't cure properly and the sealer will have a tendency to wear off faster. Application procedures may differ, but the importance of using the right product cannot be overstated.

The difference in price between top of the line and a mediocre sealant is almost negligible. Go with the best.

If the asphalt driveway has cracks, these should first be sealed, otherwise water will infiltrate the underlying base which will in time result in much larger cracks and finally, complete driveway failure that will call for a complete replacement.

Preparation for asphalt driveways

Proper prepping is a must for a lasting job. Oil spots should be cleaned with a detergent (not a solvent). Weeds should be removed from all cracks and the entire surface must be thoroughly cleaned. All cracks wider than a hairline should be filled. By doing the work on a hazy summer day, it won't be scorching hot. And it'll "weather" better next winter as water won't freeze and expand tiny cracks into bigger cracks and potholes.

Sealant Products: which type is better?

Consumer-grade driveway sealers are usually water-based emulsions containing water, clay fillers, latex, polymers, additives and either coal tar or asphalt.

Coal tar products seem to have a more durable surface that is more resistant to oil or gasoline penetration than asphalt-based sealers because gasoline and oil are both solvents for asphalt but not for coal tar.

Asphalt-based seal coating products are better for air quality because they don't give off high levels of volatile organic compounds (VOCs) like the petroleum-based products do. They also smell better and are less of a skin irritant.

How often to reseal an asphalt driveway?

That partially depends on how harsh of climate you live in. Harsher climates, those with hot summers and cold winters, place more stress on that surface and sealing should be done every 2 years. Milder climates and that coating can be stretched to 3 years.