Treasure Valley sealcoating
Asphalt sealcoating in the Treasure Valley
Two sprayed coats of asphalt emulsion, cracks filled first, backed by a one year warranty.
What sealcoating costs
| Residential driveway | $0.20 to $0.60 per square foot |
|---|---|
| Minimum job | $450 |
| Typical residential driveway, all in | $450 to $800 |
| Included in that | Cleaning, crack filling, two sprayed coats, one year warranty |
| Comparison: full repave | North of $4 a foot |
What moves the price
Two things push a driveway toward the top of the range. The first is a surface that has not been sealed in several years, because dried out asphalt drinks more sealer per square foot. The second is deep cracks. The longer and deeper they run, the more material they eat. Size, how clean the surface is when we arrive, and how easily we can get equipment to it all move the number too.
How crack filling is priced
Crack filling shows up on every estimate as its own line item. You can see what it costs, and you can decline it. We will also do crack filling on its own with no sealcoating if that is all you want.
Oil spots
Oil spots are the one thing we will not promise. Nine out of ten of them have leaked completely through the asphalt, with oil in the ground underneath. We treat what we can and we tell you what we cannot.
The product
- The sealer is asphalt emulsion based, not coal tar.
- It carries two pounds of sand per gallon from the supplier. We do not add more. That is enough for a standard driveway or an industrial lot.
- That mix is a type II slurry. A type III slurry has more sand added on top, and gator patch, which we use on areas with lots of small cracks, is a type III used as a patching compound.
- Two coats on every job, no exceptions. Both sprayed. Edges cut in by hand with horse hair brushes.
Our process
Clear the debris
Piles against curbing and building edges come out before anything else.
Clean it properly
Walk-behind blowers, wire brooms and backpack blowers. This is the step that decides whether the job lasts. Sealer laid over a dirty surface will not bond, and it comes off the first time a car drives on it.
Fill the cracks
Crack filler heated on site, then a coat of tar over every crack. Cracks get filled and cured before any sealer goes down. Sealing over an open crack does not seal it, it traps moisture underneath.
Spray the first coat
The body of the surface.
Cut in and spray the second
Once the first coat is dry we come back, cut the edges with horse hair brushes, and lay the second coat.
When we can sealcoat
We need it above 40°F for about 95% of the day. Around 80°F is ideal. Once both coats are down we just need the surface dry to the touch, which is 2 to 3 hours in normal conditions and as little as 30 minutes above 80°F.
Spring or fall?
"I definitely recommend getting your driveway or parking lot done in the fall. Temperatures are not too hot and not too cold. Plus, we don't see as much rain than the spring."
At Boise Air Terminal, November through March carries 55.6% of the year's precipitation and the median first fall freeze lands on October 15. Fall gives you a cured surface going into the freeze-thaw season.
| Foot traffic | About 2 hours, or 1 hr above 80°F |
|---|---|
| Dry to the touch | 2 to 3 hours, 30 mins above 80°F |
| Driving & parking | Possible at 12 hrs. 24 hrs for warranty |
How often to reseal
| Residential driveway | Every 3 to 5 years |
|---|---|
| When wear shows | Usually around year 3 |
| Best case seen | 5 plus years |
| Commercial lots (heavy vehicles) | Every 2 years |
It comes down to traffic. One or two cars in and out of a driveway is close to nothing. A lot taking delivery trucks every day is a different surface.
New asphalt
Once the surface oils have worn off you can seal within a few months, and 6 to 12 months is the window we recommend to anyone whose builder just finished a driveway. If you would rather not spend on sealcoating that early, crack fill every year instead.
Choose your surface
Proof of Work
Cherry Lane Apartments, Meridian
Full site prep, crack filling and sealcoating across the complex.
See the portfolio →Frequently Asked Questions
Get a free estimate
Call or request a quote online. We'll walk the property with you and price it.