A general guideline is to apply sealant to newly installed asphalt the year after installation, followed by another application the following year. Subsequently, alternating seasons for resealing is recommended. However, if cracks begin to develop in the pavement, addressing them promptly and servicing the pavement annually is advisable. It's important to note that excessive application of sealant can lead to chipping and flaking.

It is important to note the rate at which sealant wears off can vary depending on various factors such as traffic flow, exposure to water, and tree coverage. Pavements experiencing constant exposure to running or sitting water, as well as those under dense tree coverage, may require more frequent resealing due to accelerated wear.

If you're uncertain about the maintenance needs of your pavement, don't hesitate to reach out to one of our trained professionals. We're here to provide expert guidance and assistance tailored to your specific situation.

Everyday products that can cause damage/ discoloration to your freshly sealed driveway:

• Antifreeze, oil, and other fluids dripping from your car.
• Playground chalk – can come through the sealer.
• Chocolate – has oil & paraffin wax in it and will peel sealer. (Believe it or not, this happened to a customer).
• The pitch from pine trees (and possibly other sap dripping trees)- brown ring marks or streaks will come through the sealer and may develop marks if it drips on after application.
• Standing gravel from over the winter- wears the sealer prematurely. Also, tire chains on snow blowers will leave marks on the asphalt. As do snow plows. 
• Lawn chemicals that are sprayed on the grass and allowed to overspray on the sealer.
• Wash and Wax products used to wash your car – if you use them, do it on the street or on your lawn – sealers will not stick to these products. And when used after the sealant has been applied it will cause a “milky white film” on the asphalt.
• Foam tire cleaners that are silicone-based.
• Anything that has a paraffin wax base.
• Plant food or soil fertilizer that is in a potting mix that may rinse on the pavement after watering.
• Constant dripping or running water will cause the sealer to wear prematurely.

It is common to see white and rust-colored stains on freshly sealed asphalt. 

1. This is not some defect in the sealer or caused by an error during sealing, but actually comes from a natural compound found in water, gravel, and dirt.
2. Mineral Salts can dry on the surface as a result of water run-off. They can also be pumped up through soil and gravel to the asphalt surface. A white residue will often show up where there are cracks. Calcium Carbonate is also common in soil and gravel and can leave a white residue. 
3. Rusty red-orange and brown are other common colors of residue left from rusty cars and plant byproducts. 

Stains can happen at any time, but are simply more noticeable on freshly sealed asphalt, due to the contrast. Don’t fret; these stains will naturally wash away with time. 

Replacing a driveway is a big decision and can be a big investment. You should look into a full driveway replacement if your driveway has:

1. Multiple potholes: A large number of potholes that are deep enough to affect the foundation are a good sign your driveway needs replaced. They will gather water and lead to more damage and will be costly to repair individually.
2. Alligator or spiderweb cracks: Cracks that are interconnected, look like scales and cover the majority of your driveway are a sign that it’s time to replace your driveway.
3. Aged more than 20 years: An asphalt driveway that is 20 years old and showing signs of wear should be replaced completely.
4. Multiple areas that require independent repairs: If you have multiple issues that require repairs, that might be when it’s time to replace your driveway instead.
5. Deterioration. If the asphalt surface has started to deteriorate and produce a large amount of gravel the structure may be compromised and replacement may be your best option. 

Pavement cracks.  It happens and it can’t be avoided.  You can, however, avoid costly repairs and premature pavement deterioration by fixing cracks and other minor problems as they occur.  By now you probably know the basics, but here is a quick overview!

Mother Nature is quite powerful; the extreme polarities of weather take their toll on all pavement.  Water is one of the biggest direct factors in pavement deterioration.  When water gets into the pavement subgrade, during winter months or other extremely cold periods, it freezes, expands and causes pavement to crack.  When left unrepaired, water also causes the subgrade base to become unstable and prematurely deteriorate beyond repair.

So how does water get inside the pavement in the first place?  Overall deterioration due to road salts, heavy trucks, oil spots and sunlight are major factors.  While water will directly cause cracks, the other factors are what allow water to penetrate through the surface layer in the first place.  Sunlight dries out the tar in pavement, allowing small areas for water to seep through.  Other forms of damage allow water to get in and cause damage.  See how this all works?  This is why routine crack filling and sealcoating of pavement keeps it in the best possible condition.

Let’s answer some of the most common questions asked about pavement cracks:

• When should pavement be crack filled? Crack filling should be done throughout the life of your pavement and at least once per year to keep your pavement in its best possible condition. We recommend applying a crack filler to cracks that are ¼”+ wide/ deep that run horizontal and vertical on the pavement. Cracks smaller than this do not have enough foundation for the crack filler to adhere to. Sealcoat will help fill in the smaller, superficial cracks but will not make them disappear. 
• What time of year should pavement be crack filled? Crack filling season is the same as our sealcoating season. It begins in late April and ends in October. In the colder months cracks expand and in the summer months, cracks contract.
• How often should pavement be crack filled? Since this is part of routine maintenance, it can be done as often as needed but should ideally be done at least once per year.
• Can all types of cracks be filled? No. Only straight line cracks should be filled.  Alligator cracks and surface cracks cannot be filled.
• Why can’t alligator cracks be filled? When alligator crack areas appear in a parking lot it means that water has penetrated the subgrade layer and that pavement can no longer support the weight of the traffic. It’s a sign of extreme pavement deterioration that requires complete pavement reconstruction to fix.
• We had our pavement crack filled and some of the cracks re-opened? This happens due to the freeze-thaw cycles in winter when greater expansion and contraction of pavement is occurring. Cracks may re-open due to excessive heat or dry spells which cause expansion and contraction.  The filler is designed to adjust to moderate temperature fluctuations, but it will not always work during extreme weather conditions. This is why crack filling is a yearly maintenance procedure.
• Will the crack-filling material track into my buildings? It can if it is walked on prior to drying.  Any pavement area being repaired should be made off-limits before any repair work is started.  During hot months crack filler softens. 
• Will sealcoat material stick to crack sealing material? Yes, it will.  The two materials will bond but since the crack sealing material is designed to expand and contract through a wide temperature range, sealcoat can chip away from the crack sealant.  There is a color difference between the two materials, so you can tell if a crack filled area needs to have another layer of sealcoat applied.
• Can pavement that has cracks sealed or will it require complete reconstruction? Linear cracks in the pavement are fine for applying a crack filler and sealcoating the pavement. They do not require complete subgrade reconstruction. If pavement has alligator cracks, deterioration in the asphalt surface down to gravel, and/or an excessive amount of cracking it will need to be completely reconstructed.
• Does sealcoat hide cracks and crack filler, making pavement look like new? No, it does not.  You will see crack filler through sealcoat, as the crack filler is designed to expand and contract with temperature changes.  Pavement takes on a dark, vibrant color after sealcoating, but you will still see repaired crack areas through the sealcoat.
• What is the best thing I can do to prevent cracks in my pavement?  Two things: commit to yearly pavement inspection and maintenance to fix minor (¼”+) cracks and problems before they turn into bigger problems.  Crack filling and sealcoating is the best way to prevent more cracks from forming in pavement. Second, be diligent about inspecting your pavement so you find small cracks before they turn into bigger ones.
•  How is crack filler applied and how does it work?  We offer two crack filling options. 

1. Cold Crack Fill: This option is recommended for most residential applications. This product is a premium asphalt emulsion based heavy bodied crack filler that is troweled into the crack with a “V” shaped squeegee. It provides a good seal of the cracks without a heavy raising from the asphalt surface.
2. Hot Rubber Crack Fill: Primarily for commercial use. This crack filler is applied hot (about 300° F) and is squeegeed tightly into crack. When crack filler cools off it expands. It’s designed to be flexible and moves with changes in temperature as pavement expands and contracts. This product does protrude from the surface more than the cold crack fill and can become pliable in hot temperatures.

Seal coating asphalt will freshen the aesthetics of the pavement and protect the asphalt from the elements. However, please be advised seal coating is NOT the same thing as having a  new driveway/ parking lot installed and will not smooth out rough and uneven surfaces. Over time, porous asphalt will fill in and smooth out with seal coating, but if your pavement has imperfections, they will not disappear. Also,  a darker black line will be visible where the crack filler is applied.