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What Is Sealcoating?

Sealcoating helps protect asphalt from oxidation, water infiltration, and other external elements that can accelerate the deterioration of your pavement. Properly maintained sealcoating significantly prolongs pavement longevity.

How Frequently Is Sealcoating Required?

Three key factors determine how often your pavement needs sealcoating services.
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The pavement’s age and condition
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The pavement’s frequency of use
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Local climate and weather conditions

Reactive vs. Proactive Maintenance

Reactive Maintenance

Reactive maintenance is cheaper upfront but more expensive long-term. Here’s why reactive maintenance falls short of preventative maintenance.

Preventative Maintenance

Since preventative maintenance prevents pavement problems from happening in the first place, it helps you cut costs and allocate your time toward more important issues. Here’s why preventative maintenance is the recommended choice for all our customers.

The Process

Sealcoating is a protective surface treatment applied to asphalt pavements to extend their lifespan and protect them from damage caused by UV rays, water, chemicals, and general wear and tear. The sealcoat application process typically involves the following steps:
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We remove any debris, dirt, or vegetation from the surface. We clean the pavement thoroughly to ensure proper adhesion of the sealcoat.

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Edge and Tape

We use tape or other masking materials to protect any adjacent surfaces or areas that should not be coated, like concrete curbs or adjoining structures.
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Apply the Sealcoat

The sealcoat is typically asphalt-based emulsion that’s mixed before application. Follow the manufacturer’s instructions for the correct mix ratio. Sealcoat can be applied using a spray system or by squeegeeing it onto the pavement. The right method depends on the size and type of the area being sealcoated.

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Coat Application

We apply an even, uniform coat of sealant across the entire surface, ensuring there are no gaps or uneven areas. The thickness of the sealcoat layer should be in accordance with manufacturer recommendations. It typically ranges from 1/16 to 1/8 of an inch.
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Dry and Cure

We allow the sealcoat to dry and cure for a specified period, which can vary depending on the ambient temperature and humidity. It may take 12 to 36 hours for the sealcoat to fully cure.

Striping and Markings

After the sealcoat has cured, we reapply any lane markings, parking stall lines, and other pavement markings as needed.

Our Service Areas

Brothers Paving & Concrete is a distinguished leader in the pavement industry in VA, DC, MD and the surrounding areas thanks to our high-quality, maintenance-oriented services. We proudly serve areas like Manassas, Bristow, and Gainesville.

Our Office:

9469 Hawkins Dr, Manassas, VA 20109

Have a job outside our coverage area? Our national Pave America partners can help.

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Get in Touch

Contact a pavement specialist today to learn more about our sealcoating services.