What goes into the price of a sealcoating job

A fair sealcoating price is built from a handful of things, not one number:

• Size of the surface. Square footage is the single biggest factor — more area means more sealer and more labor.
• Condition and age. A weathered, porous driveway drinks up more sealer than a newer, tight surface.
• Crack filling. This is priced separately, usually by the linear foot of crack. A driveway with 200 feet of cracks costs more to prep than one with 20. See our crack filling page for how that work is done.
• Oil and petroleum spots. These need priming first so the sealer actually bonds instead of peeling.
• Number of coats. One heavy, brush-applied coat versus two changes both the price and how long it lasts.
• Residential vs. commercial. Parking lots add line striping, scheduling around your business hours, and traffic control.
• Access and layout. Tight, gated, or multi-level areas simply take longer.

Why the cheapest sealcoating quote usually costs you more

The easiest way for a company to win on price is to add water to the sealer. It goes on looking fine and costs them less — but an over-thinned coat wears off in a season or two, and you end up paying again far sooner than you should. When you compare quotes, you are not just comparing prices; you are comparing how much actual sealer ends up on your driveway. That is why the lowest number on paper is often the most expensive choice over a few years.

Questions to ask before you hire a sealcoating contractor

A good contractor will answer all of these without hesitating:

• What sealer do you use, and how is it mixed? (Ask for the ratio.)
• Is crack filling included, and how do you measure it?
• Is this one coat or two?
• Do you brush or squeegee the sealer, or spray it?
• Is there a warranty, and what does it cover?

How Beckage prices sealcoating

We are in the trust business first. Every estimate we write lists the linear footage of the worst cracks, so you know exactly what you are paying for, and we are happy to tell you precisely what we mix and how we apply it. If you want a real number for your driveway or lot, the best step is a free, no-pressure quote — we serve homeowners and businesses across Hunterdon, Somerset, and Warren counties, and we respond within one business day. Learn more about our sealcoating and crack filling services, or request your quote below.

Driveway sealcoating is an important maintenance task that helps extend the life of your pavement and improve its look. But how do you know when to sealcoat, and what steps should you take for the best results? This guide will cover everything you need to know about driveway sealcoating in New Jersey, providing practical advice and expert insights.

Why Sealcoating Matters

Sealcoating acts as a protective layer for your driveway. It shields your pavement from harsh weather, including strong UV rays, rain, and snow. Without this layer, driveways can crack and wear out faster, leading to expensive repairs.

Driveways last up to 30% longer with regular sealcoating

By investing in sealcoating, homeowners can stop water from seeping into the pavement. This is especially important in New Jersey, where freeze-thaw cycles are common. Learn more about the benefits of sealcoating on our website.

When to Sealcoat Your Driveway

Timing is key for sealcoating. You should sealcoat your driveway every two to three years, depending on its condition and local weather. If you see cracks or discoloration, it may need attention sooner.

Seasonal Considerations

In New Jersey, the best time to sealcoat is from late spring to early fall when the weather is warm and dry. This helps the sealant cure properly, giving you the best protection.

Pro tip: Avoid sealcoating in temperatures below 50°F for best results

Choosing the Right Sealant

Not all sealants are the same. When picking a sealant, think about its durability, color, and environmental impact. Many experts recommend asphalt-based sealants for their strength and protective qualities.

Types of Sealants

• Coal Tar Sealants: Known for their durability and resistance to oil and gas spills, but they can be less environmentally friendly.
• Asphalt Emulsion Sealants: More eco-friendly and easier to apply, though they may not last as long as coal tar options.

Choosing the right sealant is crucial for getting the best results. Visit our website to explore more about different sealant options.

Preparing Your Driveway for Sealcoating

Proper preparation is essential for a successful sealcoating job. Start by cleaning your driveway to remove dirt, debris, and oil stains. This ensures that the sealant sticks well.

6 Steps for Preparation

• Trim the edges (if applicable): All edges of your pavement will be power trimmed of all overhanging grass.
• Clean the surface: Use a power washer or a stiff broom to clean the driveway.
• Treat oil and petroleum spots: Any visible or petroleum marks will be heat flashed to remove all surface solvents. They then will receive one coating of oil spot primer to (this helps to insure a strong bond between the marked areas and fresh pavement sealer)
• Repair cracks: Fill any 3/8” or larger cracks or holes with “Black Beauty,” a suitable patching compound.
• Treat alligator (chicken-wire) cracking: Chicken-wire cracked areas (if specified on your proposal will be cleaned and covered with hot rubberized crack sealant.
• Patch potholes: Pothole repairs (if specified on your proposal) will be completed by removing all loose debris from the pothole, applying an industrial grade synthetic asphalt patch, and compacting until set firm.
• Allow to Dry: Make sure the surface is completely dry before applying the sealant.

Hiring a Professional vs. DIY

While some homeowners choose to sealcoat their driveways themselves, hiring a professional can save time and ensure a better finish. Professionals have access to high-quality products and equipment that can provide a more durable and even coat.

Benefits of Hiring a Professional

• Expertise: Professionals can spot issues that may not be visible to the untrained eye.
• Quality Products: They have access to high-quality sealants and equipment.
• Time-Saving: Avoid the hassle of doing it yourself and ensure the job is done right the first time.

If you’re considering professional sealcoating services, get in touch with us today.

Maintaining Your Sealed Driveway

Once your driveway is sealed, proper maintenance will help it last longer. Avoid parking heavy vehicles on it for at least 48 hours, and keep it clean from debris and oil spills.

Regular Maintenance Tips

• Sweep Regularly: Keep the surface free of leaves and debris.
• Spot Clean: Address any oil or gas spills immediately to prevent damage.
• Inspect Annually: Check for cracks or wear and schedule touch-ups as needed.

Regular maintenance can extend your driveway’s life by several years.

Conclusion

Driveway sealcoating is an essential maintenance task that can save you money in the long run by preventing costly repairs. Whether you choose to do it yourself or hire a professional, understanding the process and timing can make all the difference. Protect your investment and enhance your home’s curb appeal by ensuring your driveway is properly sealcoated.

For more information on sealcoating services in New Jersey, visit our website or get in touch with our team.

Request a Quote

Choosing the right sealcoating contractor can be the difference between a driveway that lasts for years and one that fails in a single season. Here are the five biggest mistakes NJ homeowners make when hiring a sealcoating contractor, and how to avoid each one.

1. Taking the Cheapest Price

We are not here to tell you how to spend your money. If service and quality are not overly important to you and your budget is tight, then by all means take several bids and choose the contractor who shoots you the lowest price. But don’t kid yourself. Just like with everything else in life, price and quality go hand in hand. When you choose the lowest price you are choosing the contractor with the least incentive to keep you happy. After all, you’ve already communicated that price is all you really care about. Your decision to shop for the lowest price stands as irrefutable evidence.

When you bought your last car, did you buy the cheapest one you could find? Do you buy generic food? Do you do most of your shopping at the Dollar Store?
Then what would possess you to hire the lowest priced contractor?
If it sounds too good to be true…. it is.

Most good contractors have similar costs. There are marginal differences but if someone is 25% less you should ask them why? We all pay around the same price for materials, labor, and insurance. The quickest way to bring our costs down is to cut corners. Sad but true.

• They are possibly not insured.
• They are possibly not local.
• They will possibly sealcoat your driveway too thin with watered down materials and may not treat cracks.

YOU MAY NOT BE ABLE TO FIND THEM WHEN FUTURE PROBLEMS APPEAR. DON’T DO IT!!

2. Hiring an Uninsured Contractor

Although you may not feel much can go wrong when having your driveway sealcoated you definitely don’t want a driveway sealcoating contractor who’s uninsured. For instance, an unexpected rain storm can splash sealcoat material on a homeowner’s garage door, siding, and concrete or brick sidewalk. Even though a contractor can’t control the weather, if they have the proper insurance you will be protected.

3. Only Sealcoating Your Driveway When it is in Need of Repair or Replacement

Although sealcoating greatly enhances the appearance of your driveways as well as giving significant protection against the elements, there is really no structural benefit to just sealcoating your driveway. If your driveway has low spots, unevenness, and badly cracked areas you probably have a base problem and should repair damaged areas or possibly replace the entire driveway.

4. Sealcoating your Driveway Too Often

Since residential driveways are generally low traffic areas a good sealcoat job should last 2-3 years and that’s mainly since most driveways in Northern climates get plowed and salted in the winter months. You don’t need to sealcoat every year. Often when driveways get coated too often the sealer builds up and may crack, flake and peel.

5. Failing to Check References for Driveway Sealcoating Companies

Ask for references of people you can call and interview about their experience. Ask for 3-4 references the contractor has worked for in the last 3 to 6 months.

Join and check the feedback on the web site, Yelp (www.yelp.com) and/or Angie’s List (www.angieslist.com). Membership is around $10 a year and it gives you access to feedback on companies who provide services to home owners. Angie’s List and Yelp lets you look at detailed feedback written by previous customers. Check with the Better Business Bureau. See whether the contractor has had several complaints lodged. If a driveway sealcoating contractor is going to take care of you, his past clients will sing his praises. If he isn’t going to, the stench of his past performance will stink to high heaven. All you’ve got to do is a little due diligence.

test