Sealcoating in Biloxi, MS

Sealcoating is a thin protective coat spread over asphalt. On the Gulf Coast, where summer sun is strong and rain falls on more than a hundred days a year, sealcoating slows the oxidation that turns black asphalt gray and brittle, and it helps keep water and spilled oil from soaking into the surface. It also makes a driveway or lot look fresh again. What it cannot do is fill potholes, level dips or fix a soft base. Those need repair work first.

When to seal

New asphalt has to cure before it is sealed. HomeGuide's sealing guide says to wait 3 to 6 months after paving, and its driveway guide suggests waiting a year. After that, HomeGuide says resealing every 2 to 10 years is typical depending on the product and the climate. Sealer needs dry pavement and temperatures between about 50 and 95 degrees. In Biloxi, temperature is rarely the problem outside the hottest summer afternoons. Rain is. A fresh coat that gets rained on before it sets can wash off, so we plan around the forecast and avoid days with afternoon storms likely.

How we sealcoat

• Clean: blow and sweep the surface, and treat oil and fuel spots so sealer can bond.
• Fill cracks: cracks are filled with hot rubberized sealant first, because sealer alone does not bridge them.
• Patch: failed areas are repaired before sealing.
• Edge and apply: edges are cut in by hand and sealer is applied in even coats.
• Cure: the area is closed off. HomeGuide lists 12 to 72 hours before driving and 1 to 3 hours before walking.

Choosing a sealer

Coal tar and asphalt emulsion sealers are the two most common types. HomeGuide notes that many areas have banned coal tar emulsion because of health and environmental concerns, and that asphalt polymer emulsion stains more easily from gas and oil. We tell you which product we plan to use on your job before we start.

Shade, sand and leaves

Many coastal driveways run under live oaks and pines. Shade keeps the surface damp longer after rain, and sap, leaves, needles and blown sand hold moisture and keep sealer from bonding. We clean those surfaces carefully and pick a dry stretch so the sealer can cure even in the shade.

Is it worth the money?

For pavement in decent shape, yes. HomeGuide puts the national average for a driveway at about $600, with a 400-square-foot driveway at roughly $400 to $800. That is small next to the cost of resurfacing or replacement. For pavement that is already failing structurally, sealcoat is mostly cosmetic, and we will tell you so.

Parking lots

Commercial lots are sealed in sections so part of the lot stays open. HomeAdvisor lists parking lot sealcoating at $0.15 to $0.30 per square foot. Sealer covers the old lines, so striping is repainted after it cures.