Sealcoating in Riverview, FL

Sealcoating protects asphalt from the sun and the rain. It does not add strength, but it slows the oxidation that turns black pavement gray and brittle, and it closes the surface so water cannot soak in as easily. For a driveway or street that is still structurally sound, it is the most cost-effective maintenance you can do.

Scheduling around Tampa Bay weather

Sealer needs a dry surface and dry hours afterward. HomeGuide's application window is 50 to 95 degrees, with 12 to 72 hours before tires go back on. Tampa Bay's rainy season runs from late May to early October, with August the wettest month, and summer storms usually build in the afternoon. We seal early in the day during those months and reschedule when storms are likely. October through May is the easiest window.

When to seal

• New asphalt: let it cure first. HomeGuide recommends 3 to 6 months, and its driveway guide suggests about a year before the first coat.
• Ongoing: anywhere from 2 to 10 years per HomeGuide; in unshaded Hillsborough driveways, two or three is the norm.
• Signs it is time: the surface has turned gray, water soaks in rather than beading, and fine cracks are appearing.

Prep matters most

We clean the surface thoroughly, pull grass from cracks and edges, treat oil stains, fill cracks and repair potholes before any sealer goes on. Sealer over dirt peels; sealer over open cracks lets water in anyway.

Types of sealer

The three families HomeGuide lists are coal tar, asphalt polymer emulsion and latex acrylic, acrylic being the priciest and longest-wearing. Your quote names the product and coat count. Hand-cut edges keep sealer off pavers, curbs and garage slabs.

For HOAs and businesses

Community streets and commercial lots are sealed in sections so traffic can keep moving, with paint going down after the coat sets. On commercial square footage, HomeAdvisor's going rate is 15 to 30 cents.

Signs it is too late to seal

Sealcoating works on pavement that is still solid. If your driveway has potholes, web-like cracking, ruts or areas that move underfoot, the base has failed in those spots and sealer will not hold them together. Those areas need repair first; then the whole surface can be sealed.

How long a sealcoat lasts

It depends on traffic, sun and the product. On a typical Riverview driveway in full sun, a quality sealcoat looks good for two to three years. Shaded driveways and lightly used surfaces can go longer. When water stops beading and the surface turns gray, it is time again.

We are glad to look at your driveway and tell you honestly whether it needs sealing yet.

Ask us for a no-cost look first.