Asphalt Sealcoating
Seal coating for driveways, parking lots, and private drives across Dallas–Fort Worth. The lowest-cost way to add years to asphalt you already own.
Asphalt Sealcoating Across Dallas–Fort Worth
Asphalt doesn't usually fail from traffic. It fails from the top down, from sun and water. Texas UV cooks the binder that holds the aggregate together, the surface goes from black to grey and starts shedding loose stone, and then water gets into the openings that leaves behind. Once water reaches the base and freeze-thaw cycles start working on it, you're no longer looking at a maintenance bill — you're looking at a repave.
Sealcoat is the barrier that stops that sequence. It restores the surface, blocks UV and water, resists oil and fuel spills, and makes fresh striping pop. Measured against the cost of replacing a lot, it is by a wide margin the highest-return maintenance you can buy — and it's the one most property owners put off until it's too late to help.
Timing matters: sealcoat protects asphalt that's still in decent shape. It is not a repair for a lot that's already alligatored and potholed — on that surface it's money thrown away. We'll tell you straight which one you have. Call 972-921-9488 for a free assessment.
Signs You Need This
- Asphalt has faded from black to grey
- Loose stone or grit comes up when you brush the surface with your shoe
- Hairline cracks are appearing and starting to spread
- Water sits on the surface or soaks in rather than beading off
- It's been three or more years since the last seal
Asphalt Sealcoating Services
Residential and commercial work throughout the Dallas–Fort Worth metroplex. No job too big or too small.
Commercial Parking Lot Sealcoating
Retail, office, church, and multi-family lots. Scheduled in phases or after hours so you never lose the whole lot at once.
Residential Driveway Sealcoating
Asphalt driveways cleaned, cracks filled, and sealed — typically a one-day job with the drive back in use the next.
Crack Filling & Joint Sealing
Hot-applied crack fill before sealing. Cracks are how water reaches the base, and sealing over an unfilled crack accomplishes nothing.
Oil Spot Priming
Oil and fuel stains break down asphalt and stop sealer from bonding. Spots get cleaned and primed so the coating actually adheres.
Pothole & Patch Repair First
Failures get cut out and patched before sealing. Sealcoat is a coating, not a filler — it won't bridge a hole.
Re-Striping After Sealing
Fresh sealcoat wipes out your old layout. We re-stripe stalls, ADA spaces, fire lanes, and arrows as part of the same visit.
Our Sealcoating Process
Free assessment
We walk the asphalt and tell you honestly whether sealing is worth it, or whether the surface is past the point where it helps.
Clean and prep
Surface blown and swept clean, vegetation removed from edges and cracks. Sealer bonds to clean asphalt, not to dirt.
Crack fill and patching
Cracks filled and any failed areas cut out and patched, so water has no path into the base once we're done.
Oil spot treatment
Contaminated areas cleaned and primed to give the sealer something it can actually stick to.
Sealer application
Applied at proper coverage rate and cut in clean along edges, curbs, and buildings.
Cure and re-stripe
Surface kept clear while it cures, then striping goes back down. We tell you exactly when you can reopen.
Rated 5.0 Across DFW
"Repaved and restriped our whole church parking lot. It looks brand new and the ADA spots are finally up to code. Great communication start to finish."
"Got three bids for an asphalt overlay on our shopping center lot. These guys came in lowest and did the cleanest work. Fire lanes look sharp."
"Sealcoated and striped our apartment parking lot. Quick turnaround, no mess left behind, and the price was hundreds under the competition."
Sealcoating FAQ
How often should asphalt be sealcoated?
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Every two to four years for most Dallas–Fort Worth properties. High-traffic commercial lots and full-sun exposures land at the shorter end; lightly used residential drives can go longer. The honest answer depends on your surface, which is why we look before quoting.
Is sealcoating actually worth the money?
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When the asphalt is still in reasonable condition, it's the best-value maintenance available — a small fraction of replacement cost to add years of life. When a lot is already badly alligatored and potholed, it is not worth it, and we'll say so rather than take the job.
How long does the lot need to stay closed?
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Typically 24 hours before traffic, sometimes longer in cool or humid weather. For commercial properties we phase the work — half the lot at a time, or overnight and weekends — so you're never fully shut down.
Will sealcoating fix my cracks and potholes?
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No, and anyone who tells you otherwise is selling you something that won't work. Sealcoat is a thin protective coating. Cracks need filling and potholes need cutting out and patching first — we handle both as part of the job.
Do I need to re-stripe after sealing?
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Yes. Sealer covers your existing layout completely. We re-stripe as part of the same job, which is also a good moment to correct stall counts or bring ADA spaces up to current requirements.
What time of year is best?
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Warm, dry weather — sealer needs heat and dry surface to cure properly. In North Texas that's a long season, but we won't apply it with rain in the forecast or temperatures dropping too low overnight.
Asphalt Paving Service Across DFW
Related Services
Concrete Driveway Contractor
New driveway pours, tear-out and replacement, widening and extensions — built for North Texas clay.
Concrete Patio Contractor
Backyard patios, extensions, and covered-patio pads — sloped to drain away from your foundation.
Parking Lot Striping & Line Marking
Stalls, ADA spaces, fire lanes, and arrows. Layout that maximizes stall count and passes inspection.
Parking Lot Paving & Asphalt Overlays
New asphalt, overlays, and full reconstruction for commercial lots and private drives.
Roof Leak Repair
Leak detection and repair for shingle and flat roofs — find the actual source, not just the stain.
Free Sealcoating Estimates
Mon–Sat, 9am – 5pm · Closed Sunday
Financing available — call and ask about our finance options