Seal Coating in Lake Oswego, OR
Protect and extend the life of your asphalt surfaces
What is Seal Coating?
Seal coating is a protective treatment applied to asphalt surfaces that creates a barrier against the elements. Think of it as sunscreen for your driveway or parking lot--it shields the asphalt from UV rays, water, oil, and chemical damage that cause deterioration over time.
The process involves applying a coal-tar or asphalt-based emulsion to the surface of existing pavement. This liquid sealer fills small cracks and surface voids, creating a smooth, uniform appearance while protecting the underlying asphalt binder from oxidation.
In Oregon's climate, where wet winters are followed by dry summers with intense UV exposure, seal coating is particularly important. Without protection, asphalt oxidizes and becomes brittle, leading to cracking, potholes, and eventual pavement failure.
Why Seal Coating Matters in Oregon
Understanding why this service matters helps you make informed decisions about your property.
- UV Protection: Oregon summers bring intense UV radiation that oxidizes unprotected asphalt, causing it to become gray, brittle, and prone to cracking. Seal coating blocks these harmful rays.
- Water Resistance: Our famous Oregon rain can penetrate small cracks in asphalt. When water reaches the base layer, it causes erosion and undermines the pavement's structural integrity.
- Freeze-Thaw Protection: Even in the Willamette Valley, winter temperatures can freeze water that has infiltrated cracks, expanding and causing further damage with each cycle.
- Chemical Resistance: Oil, gasoline, and de-icing chemicals break down asphalt binders. A sealed surface resists these substances, preventing soft spots and deterioration.
Signs Your Asphalt Needs Seal Coating
Recognizing these signs early can save you money and prevent more extensive damage to your property.
- Gray, faded appearance instead of rich black color
- Small surface cracks starting to form (less than 1/4" wide)
- Rough, oxidized texture that catches debris
- It's been 2-3 years since the last seal coat application
- Visible aggregate (small stones) on the surface
- Water no longer beads on the surface
Best Time for Seal Coating in Oregon
The ideal seal coating season in Oregon runs from May through October. The sealer requires temperatures above 50 degrees F and at least 24-48 hours of dry weather to cure properly. Early fall is often the sweet spot--warm enough for proper curing, but before the rainy season begins. We monitor weather forecasts carefully and will reschedule if conditions are not optimal for a quality application.
How We Complete Your Project
- 1. Surface Inspection -- We inspect your asphalt for cracks, potholes, and drainage issues that need to be addressed before seal coating.
- 2. Cleaning & Preparation -- The surface is thoroughly cleaned with power blowers and sweepers to remove all dirt, debris, and vegetation.
- 3. Crack Repair -- All cracks are filled with hot rubberized crack filler to prevent water infiltration beneath the seal coat.
- 4. Seal Coat Application -- Premium sealer is applied in two coats using commercial spray equipment for uniform coverage.
- 5. Curing & Striping -- The surface is barricaded for 24-48 hours to cure, then line striping is applied if needed.
Benefits of Professional Seal Coating
- Extends Pavement Life -- Regular seal coating can double the lifespan of your asphalt, delaying costly replacement by years.
- UV & Weather Protection -- Creates a barrier against sun oxidation, rain penetration, and freeze-thaw damage that breaks down asphalt.
- Chemical Resistance -- Protects against oil, gasoline, and other automotive fluids that dissolve asphalt binder.
- Enhanced Curb Appeal -- Restores the rich, dark black color that makes your property look well-maintained and professional.
- Cost-Effective Maintenance -- Seal coating costs a fraction of repair or replacement, delivering the best return on your pavement investment.
Maintaining Your Sealed Surface
- 1. Avoid parking in the same spot repeatedly to prevent tire marks during the first few weeks
- 2. Clean oil and chemical spills promptly, even on sealed surfaces
- 3. Fill any new cracks that develop before the next seal coat application
- 4. Keep the surface clear of standing water and debris
- 5. Plan for reapplication every 2-3 years for residential, 1-2 years for commercial
Frequently Asked Questions
How often should I seal coat my asphalt?
We recommend seal coating every 2-3 years for most driveways and parking lots. High-traffic commercial lots may benefit from more frequent applications. New asphalt should cure for at least 6-12 months before the first seal coat application.
How long does seal coating take to dry?
Seal coating typically requires 24-48 hours to fully cure before vehicle traffic. Pedestrian traffic can usually resume after 12-24 hours. Drying time depends on temperature, humidity, and sun exposure. We schedule applications during optimal weather conditions for the best results.
Can seal coating fix cracks and potholes?
Seal coating is a preventive treatment, not a repair solution. Existing cracks should be sealed and potholes patched before seal coating is applied. We include crack sealing as part of our seal coating service to ensure the best results and longest-lasting protection.
What is the best time of year to seal coat?
The best time to seal coat in Oregon is between May and October when temperatures are consistently above 50°F and there is no rain in the forecast for 24 hours. We monitor weather closely and will reschedule if conditions are not ideal for a quality application.
Service Area
We serve Lake Oswego and the surrounding Oregon area. Our coverage extends along the I-5 corridor from Eugene to Salem, reaching communities throughout Linn, Benton, Lane, Marion, and Polk counties. View all service areas
Ready to Get Started?
Contact us for a free estimate on seal coating in Lake Oswego.