Sealcoating: FAQ's

Common Questions

Q.What is Sealcoating for asphalt?

A.

Sealcoating, or pavement sealing, is the process of applying a protective coating to asphalt-based pavements to provide a layer of protection from the elements: water, oils, and U.V. damage. Sealcoating extends asphalt pavement life and can help reduce the friction commonly associated with asphalt pavement.

Q.How often should I sealcoat?

A.

As a general guideline, you should seal every 3-5 years. We proudly use the most durable sealant and crack filler available on the market. The average life span of our work depends on a number of different factors, such as:


  • High vehicle traffic
  • Heavy-duty vehicles
  • Overhead vegetation
  • Harsh winter temperatures
  • Degrading (crumbling) surface
  • Scraping from snow plowing
  • Chains on tires
  • Chemical spills
  • Low spots that hold water

When we come to inspect and measure your parking lot, we can give you a better idea of how long our services will last on your particular lot.


Q.Why should I choose Daniel B. Krieg, Inc?

A. what is sealcoating for asphalt

We are a fully insured, PennDOT prequalified company with 84 years of professional experience, and the tools equipment, and knowledge to do the job right.


The GemSeal® material we use, as well as our mix design, has undergone rigorous testing standards, and we do not cut corners when it comes to providing you with the highest quality workmanship in Central PA.

Q.Why should I sealcoat my parking lot?

A.

Sealcoating prevents asphalt surface oxidation by forming a tough protective outer skin. It also helps prevent damaging water penetration, and protects your asphalt from the deteriorating effects of gasoline, oil, de-icers, and other harsh chemicals. Our GemSeal® sealer provides a black finish and fresh, new appearance that will improve the image of your business. Most importantly, sealcoating saves you money.


Your parking lot is an important investment that needs maintained. Sealcoating and crack filling your parking lot every few years will double, and many times triple, the life of your asphalt. It is significantly cheaper to sealcoat and crack fill a parking lot every few years than it is to pay huge sums to remove & replace neglected asphalt every 10-15 years.


Q.How soon after paving can I sealcoat?

A.

It takes 60-90 days (or longer) for new pavement to rid itself of surface oils through oxidation and rain. To check this, spread some water on the surface. If the water does not bead up then it is ready to be sealed.

Q.How can I maintain my parking lot asphalt?

A.

Your parking lot is the first thing that visitors see when they come to your property. A parking lot that shows signs of neglect will have a negative impact on your visitors before they even reach your front door. Unfortunately, asphalt deterioration is unavoidable. However, it can be slowed down significantly with routine crack filling & sealcoating.


Q.When will I know that it's time to seal my parking lot?

A.

In order to determine if you are due for sealcoating your commercial parking lot, ask yourself the following questions:


  • 1. How old is your parking surface? - If your asphalt is brand new, you do not need to sealcoat. By the time your lot reaches 6 months to a year old, you'll want to start thinking about sealing the lot.
  • 2. When did you last apply a sealcoat? - It is recommended that you apply a new sealcoat every three to five years. This will help preserve the surface of your asphalt while preventing far more expensive repairs further down the road.
  • 3. Can you see deterioration? - Surface deterioration is another tell-tale sign that you need to apply a sealant as soon as possible. Even minor wear, such as small cracks or surface color change from black to grey, can be a sign it's time to consider maintenance.

Q.What time of the year can sealcoating be done?

A.

Weather is the most important factor when it comes to a durable, high quality sealcoating project. There are multiple weather factors that must be taken into consideration to ensure that the sealer will dry properly. Sealcoating in less-than-ideal weather conditions sacrifices the integrity of the material, and your project will not last as long. Both air temperatures and pavement temperatures must be at least 60ºF and rising.


The most ideal weather conditions for sealcoating are 70ºF and rising, with direct sunlight and relative humidity below 60%. Other important factors are wind and sunshine. We do not schedule projects when rain is imminent, or if it has rained the night before. We strive to make sure your project is completed under the most ideal weather conditions, and we appreciate your cooperation.

Q.Do I need to do anything to prepare for my parking lot to be sealed?

A.

If you fertilize any grass along your parking lot, please do not:


  • Fertilize for a week prior to sealcoating
  • Also, do not hose off the parking lot prior to our visit – the pavement must be completely dry.
  • Make sure any sprinkler systems are turned off, and that any trash pick-up or landscaping won't interfere with our work.
  • Make sure any lawn mowing is put on hold until the sealer is completely dry – you do not want any grass getting stuck in wet sealer!
  • Finally, the work area will need to be cleared of all vehicles, equipment, or any other obstacles. You will need to make sure the appropriate people (employees, tenants, etc.) know that they will not have access to the parking lot while we are sealcoating it.

Q.What do I need to know before I hire a sealcoating contractor?

A.

The most important thing you need to know about a contractor is their history.


  • How many years of experience have they had in this industry?
  • What is their Better Business Bureau rating?
  • Can they point you to satisfied customers who can testify to the quality of their work?
  • Are they fully licensed and insured?
  • Who supplies their materials and why?
  • Beyond their history, it’s very important to have an idea of how much your job will cost up front. Will the company give you a free estimate? Will they itemize their bid? Transparency is crucial. If a contractor does or says anything that makes you feel uncomfortable, look for a different contractor.


Q.What type of sealer do you use?

A.

All asphalt sealers are NOT created equally! There are many different qualities of sealer, and many different ways of preparing it. We proudly use GemSeal® FedSpec Pavement Sealer, due to its rigorous testing standards, consistent jet black color, and proven durability.


GemSeal® Sealer is a coal tar sealer made of only certified raw materials in a state-of-the-art colloid milling process (please ask us if you would like to know more about the benefits of this process!). If you have any doubts about the many advantages of coal tar sealer vs. other types of sealer, please ask us for more information.


Q.What is your mix design?

A.

ALWAYS ask a sealcoating company for their mix design! Our mix design consists of sand, for added skid resistance, and premium latex, which reduces tracking and power steering marks. Specifically, for every 100 gallons of sealer we add 30 gallons of water, 200 lbs. of sand, and 2-3% latex additive, per GemSeal® manufacturer specifications.

Q.How long does sealcoating take?

A.

This depends on the size & configuration of the project, how many bumper blocks and other obstacles there are, and how dirty the parking lot is. By using the most efficient sealcoating equipment and highly experienced professionals, we are able to complete projects of all sizes in a timely manner and within your deadline.

Q.Can my business stay open? What if I can't close my entire lot all at once?

A.

If you are unable to close your entire lot, we are able to barricade and seal the parking lot in sections.

Q.Will my lot be barricaded during & after sealcoating?

A.

Yes, we take care of closing off the area to traffic & pedestrians so that they do not interfere with the sealer. However, you are responsible for notifying employees, tenants, and any other relevant persons of the work we will be doing ahead of time.


While we always make sure that the area is completely barricaded off with cones and channelizers, we are not responsible for any messes that are made as a result of your employees, customers, tenants, or any other third parties who disregard our cones and onto the wet sealer.

Q.How long does it take for sealcoat to dry? How long do I have to stay off my parking lot?

A.

The amount of time it takes for the sealer to cure is based on humidity, temperature, and sunlight. For best results, we recommend waiting 24 hours (under ideal weather conditions) before you walk or drive on the area.

Q.You sealed my parking lot and I see tire tracks. Is this normal?

A.

Yes, this is a temporary situation that occurs when new sealer is applied, especially on hot & humid days. After the sealer is completely cured (1-2 weeks) these marks will go away.

Q.You sealed my parking lot and sprayed sealer on the edge of my grass. Is this normal?

A.

Yes, it is very important to sealcoat all the way up to the very edge of your pavement, and this means that sealer will get on the edge of your grass. This is completely normal, and will not damage your grass in any way. The next time you mow your lawn, the sealer on the grass will be eliminated and your grass will look & grow exactly the same as it did before.

Q.Will sealcoating make my coarse, bumpy, cracked up surface look like new again?

A.

No. While sealcoating will beautify your parking lot and extend the life of your asphalt by protecting it from damaging elements and harmful UV rays, it will not make a parking lot that is in very bad condition look like brand new again. While sealcoating will provide an attractive black surface, it will not mask depressions, repairs, divots, and other surface blemishes (and any company who tells you it will is being dishonest!).

Q.Will crack filling make my cracks disappear?

A.

No. The goal of crack filling is to prevent moisture from seeping down into the cracks and causing further damage. Crack filler will not make your cracks disappear and it will not always be flush with the surrounding asphalt. If your cracks are very deep, the material may settle down into the crack. This is normal and does not affect the integrity of the seal.


Q.Do you provide a warranty?

A.

We stand behind all of our work with a one year satisfaction guarantee on the material and workmanship. We are not responsible for damage during the warranty period that was caused by standing water, physical/structural damage, winter weather abuse (i.e. snowplows/over-sanding), tire chains, gas, oil, or chemical spills. Our guarantee is for our previously performed work only.

*Updated September 18, 2017

Harrisburg Office

York Office