Sealcoating & Crack Sealing in Mesquite, TX

Sealcoating and crack sealing protect asphalt in two different ways. Sealcoat is a thin coating over the whole surface that shields the asphalt binder from sun and water and restores a black finish. Crack sealing fills individual cracks with a hot, flexible material that keeps water out of the base. In Mesquite, where DFW's 100-degree days usually run from early July to late August and the clay underneath shrinks and cracks in dry spells, most pavement needs both.

Why blacktop turns gray

Ultraviolet light and heat oxidize the asphalt binder. The surface fades, gets brittle and starts to lose fine stone. A sealcoat slows that process. It does not add strength, fill potholes or bridge wide cracks, and it will not save pavement with a failed base.

Crack sealing comes first

Cracks are where water gets into the base. On clay soil, that water swells the subgrade in wet weather and leaves voids when it dries. We blow out cracks with compressed air and seal working cracks with hot rubberized sealant before any coating goes on. HomeGuide says hot crack sealing lasts about 3 to 8 years, compared with 1 to 2 years for simple filler.

Timing

New asphalt should cure for about 3 to 6 months before the first sealcoat. HomeGuide recommends sealing on dry days between 50 and 95 degrees, and most sealers need 12 to 72 hours before cars can drive on them. In midsummer we start early to keep surface temperatures in range. Published guidance on resealing ranges from every 2 to 10 years; for parking lots HomeAdvisor suggests every 2 to 5. Sealing every year can build up a thick layer that cracks on its own, so we only reseal when the surface needs it.

How we apply it

We clean the surface, edge the sides, prime oil spots, seal cracks, then apply two coats of sealer by squeegee or spray. The area is blocked off until it is ready for traffic.

For HOAs and commercial lots

We can seal a lot in sections to keep part of it open, and restripe once the sealer has cured. For HOAs, we can price a group of driveways or common areas together.

Signs it is time

• The surface has faded from black to gray
• Water soaks in instead of beading
• Fine stone is loose or showing
• Hairline cracks are opening

If you see wide cracks, soft spots or potholes, those need repair before any coating goes on.

Care after sealing

Keep cars off for the cure time we give you, turn off sprinklers that hit the pavement for a day or two, and keep foot traffic off until it is dry to the touch.