Seal Coating in Buena Park, CA

Seal coating is a thin layer of liquid sealer spread over asphalt. In Buena Park, its main job is protection from the sun. Ultraviolet light and air oxidize the binder in asphalt, turning a black surface gray and brittle, and in a climate with a year-round average high near 79 degrees, that happens faster than in cooler places. A seal coat takes the beating instead of the pavement, and is renewed every few years.

When to seal

New asphalt needs to cure first; HomeGuide recommends waiting three to six months. After that, look for the signs: the surface has faded to gray, sand-sized stones are coming loose, and hairline cracks are appearing. That is the right time. Sealing too often builds up a thick layer that can crack and peel on its own.

Weather

Sealer needs dry pavement and moderate temperatures to cure. HomeGuide calls for applying it between 50 and 95 degrees in dry weather and keeping traffic off for 12 to 72 hours. With Buena Park's rain concentrated in a few winter months, there is a long season for seal coating. On the hottest summer days we work early so the sealer does not dry before it levels out.

Prep before sealer

• Sweeping and blowing the surface clean
• Treating oil spots so the sealer will bond
• Edging back grass and weeds
• Filling cracks with crack sealant
• Patching any failed areas

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Sealer choice

HomeGuide notes that many areas have banned coal tar sealers over health and environmental concerns. We use asphalt-emulsion sealers, with sand added on lots and slopes for traction.

Lots and HOAs

Seal coating a lot is planned in sections so cars can be moved. Restriping follows right after, since sealer covers the old lines. For HOAs, we can build a multi-year plan that alternates seal coat and crack sealing.

What a good seal coat looks like

A good seal coat is even, with no streaks or bare spots, no puddles of sealer in low areas, and clean edges along curbs, walks and garage slabs. Lines on lots are restriped crisp and straight. If the surface has fine cracks, they were filled before sealing, so they do not reappear as dark lines within weeks.

Seal coat versus overlay

Seal coat protects; it does not add strength. If a driveway or lot has potholes, alligator cracking or soft spots, those need patching or a grind and repave first. We tell you if sealing alone would be money poorly spent.