Regular maintenance is an essential part of any effort to maximize the life of your asphalt paving, and sealcoating should be at the heart of any maintenance plan. Sealcoating is the application of a liquid coating that hardens and provides a protective seal against much of the common damage that impacts asphalt surfaces. The sealcoat itself consists of asphaltic emulsion mixed with inert fillers, water, emulsifying agents, and additives. Sealcoating is an economical solution to protect asphalt against ongoing damage while extending the life of the pavement and avoiding costly repairs.
Based on years of experience, GPM has developed and manufactured its own proprietary blend of sealcoat. We expertly manage quality control throughout the process, and control the constituents of the finished product.
Everyone that I have worked with at this company is helpful and answers all your questions. They have done 3 projects for me at work and each one turned out wonderful! I definitely recommend using GPM!
Carlee A.
GPM Professional Sealcoating Contractor
Sealcoating needs to be done the right way, or not at all. A poor job can leave you worse off than before. We deliver superior products and services here at GPM and take everything into consideration, including:
- Age of your pavement (“new” asphalt should actually not be sealed!)
- Pavement preparation (crack repair, cleaning, etc)
- Timing & scheduling (projects may need to be completed in several phases to better accommodate patrons or residents)
- Weather conditions / temperature
- Drying / curing requirements
GPM’s experienced sealcoating teams know what’s appropriate for residential communities, commercial properties, and industrial facilities. We’ll come up with a solution that’s right for your situation. GPM always includes logical planning, including resident and tenant notifications to minimize disruption. Rely on GPM professional sealcoating to:
- Increase curb appeal
- Reduce maintenance costs
- Create uniform appearance
- Slow asphalt deterioration
- Improve asphalt integrity
- Minimize aggregate loss
- Fill minor surface voids
Benefits of Asphalt Sealcoating
Sealcoating is very economical compared to replacement. Here are a few more reasons to use sealcoating:
- Slows Oxidation & Water Penetration
This also keeps the binding in good shape, resulting in fewer failures. - Resists Oil & Gasoline Spills
As a petroleum product itself, asphalt is vulnerable to penetration by oil & gas dripping from vehicles, which can soften and break down the asphalt.
Improves Appearance
Sealcoating makes your asphalt look brand new, and that makes everyone happier. A deep black asphalt surface is your property’s welcome mat.
When to Sealcoat Your Asphalt
If you can see the colors on individual pieces of the aggregate in your asphalt, it’s time to start sealcoating.
In mild climates, like here in California, sealcoat should be applied 12 to 24 months after your asphalt installation. Subsequent treatments are typically recommended every 3 to 5 years after that to ensure long-lasting protection and enhance the durability of your asphalt.
Recent Project Highlights
Parking Lot Sealcoating in Newbury Park, CA
GPM restored a 50,000 square foot property management lot by first repairing failed areas with sectional removal and replacement, then applying a sectional asphalt emulsion sealcoat with sand using a combined squeegee and spray method, with two coats in high traffic zones. The treatment protects the surface from UV, oil, and water, slows cracking and raveling, and extends pavement life while reducing future repair frequency. The project concluded with fresh striping to improve traffic flow, safety, and curb appeal.
Tarzana HOA Roadway Sealcoating & Striping
GPM delivered roadway maintenance across 327,200 square feet of HOA streets in Tarzana with two coat asphalt sealcoating and full re-striping. Phased work, resident notices, and on site traffic control minimized disruption. The result is renewed surface protection against sun, water, and vehicle wear, clearer markings for safer circulation, and a cleaner curb view with extended pavement life.
The GPM Difference
With thousands of satisfied clients and over 10 million gallons of sealcoat applied, GPM will partner with you to create a practical plan to maximize the lifespan of your pavement. GPM provides 2x the industry standard warranty on its proprietary sealcoating material. With over 35 years of successful service to residential communities, commercial properties, and industrial facilities, you can trust in GPM to deliver high quality materials and the service to match. Spanning from Los Angeles to San Luis Obispo, we’d be happy to serve you, too. Contact Us for a free quote on how sealcoating can extend the life of your pavement.
FAQs
What is the purpose of sealcoating?
Sealcoating is the application of a liquid layer of asphalt-based emulsion to protect your pavement from damage. Sealcoating extends the life of your pavement, slows water penetration, protects against oil damage, and keeps your pavement looking great.
What is the average sealcoating cost per square foot?
Sealcoating is the most economical solution for maintaining pavement, but prices vary based on region, asphalt condition, etc. Contact us to schedule a consultation or get an estimate.
How long does a seal coat last in the Southern California climate?
We recommend sealcoating every 3 to 5 years in Southern California. You’ll know it’s time to sealcoat again when you can see the individual pieces of aggregate or colors in your asphalt. If you wait longer than the recommended time, your pavement is susceptible to water and UV damage.
Is sealcoating actually worth it?
Yes. Sealcoating protects your asphalt in many ways. It lengthens the asphalt’s lifespan by providing a protective layer to keep out water, oil, and other chemicals that can deteriorate your pavement. It also provides protection from UV rays, which can weaken asphalt over time and cause your pavement to become brittle and crack. It’s much cheaper to sealcoat your asphalt every 3 to 5 years than it is to replace it or to repair the damage from alligator cracking or potholes. Finally, sealcoating gives your asphalt a uniform appearance and that freshly paved look.
Can sealcoat be used for asphalt repair?
Sealcoating can help improve the appearance of your asphalt by filling in hairline cracks, but it isn’t a solution for repairing larger or more significant cracks. While sealcoating is great for protecting and extending the life of your asphalt, it doesn’t address deeper damage. However, the good news is that you can combine crack repair and sealcoating in one service. At GPM, we offer a variety of crack-filling methods tailored to your specific needs, so we can repair your asphalt and apply a sealcoat to protect it all at once.
What if it rains after sealcoating an asphalt driveway?
Moisture can wash away sealcoating if it rains within 24 hours of application. We carefully monitor the weather before all sealcoating jobs to ensure your new application has enough time to cure before it rains.
Do you offer a free estimate?
Yes, GPM offers a free estimate for all sealcoating projects. We begin by assessing your pavement, identifying areas that may need repair, and providing an estimate for the cost. From there, we’ll work with you to schedule a convenient time and ensure we account for weather conditions and drying time. We’ll also notify any nearby businesses or residents who may be affected by the work. Once everything is in place, we complete the job on time and within budget, weather permitting.
How quickly can GPM sealcoat a parking lot?
It depends on what time of year you request the work. If we’re not within the busiest season (typically summer into fall), we can schedule your work more quickly. Sealcoating a parking lot can be done within a day, allowing 24 hours after application for the new sealcoating to dry.
Do I need to prepare the area for sealcoating or will GPM do all that for me?
All we ask is that all vehicles are removed from the area prior to sealcoating. However, if you have large oil stains that need attention, speak to us about pretreating these stains before sealcoating takes place. We will take care of all the other details on the day of application, from cleaning the asphalt of debris to the application.
For any other questions or to schedule a free consultation or get an estimate, reach out to us or call 800-834-8488. We’re happy to help with any of your pavement needs.