Sealcoating in Palmdale, CA

Sealcoating is a thin protective coat spread over asphalt to shield it from sunlight, water, oil and gasoline. Under Palmdale's sun, unsealed asphalt oxidizes quickly: the binder that holds the stones together dries out, the surface turns gray, and fine cracks and loose stones follow. A seal coat takes that beating instead of the pavement, and replacing a seal coat every few years costs far less than replacing the asphalt.

When to seal

• New asphalt: HomeGuide recommends waiting 3 to 6 months after paving so the asphalt can cure.
• Existing asphalt: reseal when the surface turns gray and the old coat has worn through in the tire paths.
• Before sealing: cracks are filled and oil spots cleaned or primed, or the seal will not hold.

HomeGuide gives a reseal range of every 2 to 10 years depending on sealer and climate. In full desert sun, driveways and lots tend to need it toward the shorter end of that range.

Temperature and wind

HomeGuide's guide says to seal in dry weather between 50 and 95 degrees. In a Palmdale summer, that often means early morning work, because afternoon surface temperatures run far higher than the air. In winter, cold mornings and short days limit the window. Wind matters too: blowing sand sticks to wet sealer, so we watch the forecast and pick calm days.

How we do it

We blow off and sweep the surface, scrape and clean oil spots, fill cracks, and edge along the garage, walks and curbs by hand. The sealer is then spread or sprayed in even coats. Traffic stays off it until it cures, typically 12 to 72 hours depending on heat and sun.

Sealer choices

HomeGuide notes that coal tar sealers are banned in many areas over health and environmental concerns. We use asphalt emulsion or other non-coal-tar products. Asphalt emulsion sealers are durable but can stain from gas and oil, so we recommend a drip pan under any vehicle that leaks.

Lots and HOAs

For parking lots, sealcoating is usually paired with crack filling and restriping so the lines go down on a fresh black surface. We section the lot so part of it stays open while the seal cures.