Sealcoating for Tri-Cities lots and driveways
Sealcoating is the cheapest pavement work you will ever buy and the easiest to skip. A two-coat commercial-grade seal puts a wear layer between your asphalt and everything trying to destroy it — sun, oil, fuel, and water.
- Commercial lots on a maintenance cycle
- HOAs protecting shared drives and parking bays
- Homeowners with a driveway starting to gray out
- Any pavement that has been repaired and needs a uniform finish
What sealcoating actually involves
Sealcoat is a protective coating applied over cured asphalt. We clean the surface, treat oil spots so the sealer will bond, fill cracks, then apply two coats with a sand additive for traction. It restores the deep black finish and gives striping a clean canvas.
Our process
- Clean the surfaceBlow, sweep, and edge the lot so the sealer bonds to asphalt instead of dust.
- Treat and prime oil spotsContaminated areas are cleaned and primed — sealer will not stick to raw oil.
- Crack fill firstOpen cracks are sealed before coating, because sealcoat is not a crack filler.
- Two-coat applicationCommercial-grade sealer with sand additive, applied in two coats for coverage and grip.
- Cure and reopenTypically drivable in about 24 hours depending on temperature and humidity.
- Oxidized, gray, brittle surfaces losing their binder
- Oil and fuel spots softening the asphalt
- Hairline cracking that will open under freeze-thaw
- Faded lots that make an otherwise good property look neglected
- 3 to 5 year protection cycle on typical residential drives
- Sand additive for traction instead of a slick finish
- Sharp, uniform black surface that makes striping pop
- Fraction of the cost of resurfacing
Why it's different
in Eastern Washington.
Tri-Cities summers deliver intense UV and high surface temperatures that oxidize asphalt binder quickly, and winter freeze-thaw finishes the job on anything already dried out. Most commercial lots here do well on a 2 to 3 year seal cycle, residential driveways on 3 to 5 years. Sealcoat needs warm, dry days to cure, so we schedule it through the warm season.
We serve Kennewick, Pasco, Richland, West Richland, Prosser, Benton City, and Burbank.
Sealcoating questions
How often should asphalt be sealcoated?
Most commercial parking lots do best on a 2 to 3 year cycle and residential driveways on a 3 to 5 year cycle. If the surface is graying, drying out, or showing fine hairline cracks, it is ready.
How long until I can drive on it?
Usually about 24 hours, though heat and humidity move that number. We stake and tape the area and give you the specific reopen time for your job.
Will sealcoating fix my cracks?
No. Sealcoat is a wear layer, not a filler. Cracks are sealed with hot-pour rubberized material first, then the seal goes over the top.
Hot-pour rubberized crack filling and full-depth pothole repair for asphalt parking lots and driveways in Tri-Cities, Washington.
View service →Parking lot line striping, restriping, ADA-compliant accessible stall layout, fire lanes, directional markings, and custom stencils in Tri-Cities, Washington.
View service →Residential asphalt driveway paving, overlays, replacement, and rural approach paving for homeowners in Tri-Cities, Washington.
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