What is Driveway Sealement? (Understanding Sealcoating)
If you've been searching for "sealement" for your driveway, you're looking for **sealcoating**—the professional process of applying a protective seal coating to asphalt surfaces. This guide will cover everything you need to know about this essential driveway maintenance service.
The Science Behind Asphalt Sealing
Sealcoating (sometimes misspelled as "sealement") creates a protective barrier that shields your asphalt driveway from:
- **UV ray damage** that causes oxidation and brittleness
- **Water penetration** that leads to freeze-thaw cracking
- **Oil and gas stains** that break down asphalt binders
- **Chemical exposure** from de-icing salts and pollutants
In New Jersey, where we experience harsh winters and hot summers, professional sealcoating can extend your driveway's lifespan from 15 years to 25+ years.
Types of Asphalt Sealers: Coal Tar vs. Asphalt Emulsion
When choosing a sealer for your driveway, understanding the two main types is crucial:
Coal Tar Sealers (Our Recommendation for NJ Driveways)
**Pros:** - Superior protection against gas and oil stains - Excellent resistance to NJ's freeze-thaw cycles - Richer, darker black finish that lasts longer - Better flexibility in extreme temperatures
**Cons:** - Slightly higher initial cost ($0.18-$0.25/sq ft) - Longer curing time (24-48 hours)
**Best for:** High-traffic driveways, homes with multiple vehicles, commercial parking lots
Asphalt Emulsion Sealers
**Pros:** - Environmentally friendly (water-based) - Faster curing time (12-24 hours) - Lower cost ($0.12-$0.18/sq ft)
**Cons:** - Less resistance to petroleum products - May require more frequent reapplication - Not ideal for NJ winters
**Best for:** Low-traffic residential driveways, environmentally-conscious homeowners
How to Choose the Best Sealing Driveway Companies in NJ
Finding the right contractor for your driveway sealement is critical. Here's what to look for:
1. **Experience in New Jersey Climate**
NJ driveways face unique challenges: - Freeze-thaw cycles (40-50 per winter) - Heavy summer heat (90°F+) - Road salt exposure - Heavy rainfall (45+ inches/year)
**Ask:** "How many years have you been sealing driveways in New Jersey?"
**Red Flag:** Companies with less than 5 years of local experience
2. **Proper Surface Preparation**
Professional sealcoating requires thorough prep work:
✅ Power washing to remove dirt and debris ✅ Crack filling with hot rubberized crack filler ✅ Oil spot priming with special primers ✅ Edge trimming around walkways and garage
**Ask:** "What's included in your surface preparation?"
**Red Flag:** Companies that skip crack filling or power washing
3. **Quality Sealers and Application**
Professional contractors use: - **Commercial-grade sealers** (not Home Depot brands) - **Proper sealer thickness** (2 coats minimum) - **Sand additive** for traction and durability - **Professional spray equipment** (not squeegees)
**Ask:** "What brand of sealer do you use, and how many coats?"
**Red Flag:** Single-coat applications or refusal to name sealer brand
4. **Transparent Pricing**
Professional driveway sealing costs in NJ:
| Driveway Size | Coal Tar Sealer | Asphalt Emulsion | |--------------|-----------------|------------------| | 400 sq ft (1-car) | $120-$180 | $80-$140 | | 600 sq ft (2-car) | $180-$270 | $135-$210 | | 1,000 sq ft (3-car) | $300-$450 | $225-$350 |
**Includes:** Power washing, crack filling (up to 50 linear feet), 2 coats of sealer, sand additive
**Ask:** "Can you provide a detailed written estimate?"
**Red Flag:** Estimates that don't itemize crack filling or number of coats
5. **Warranty and Guarantees**
Reputable sealing companies offer: - **2-year warranty** on sealcoating work - **Guarantee against peeling or flaking** - **Free touch-ups** for minor issues within warranty period
**Ask:** "What warranty do you provide on your sealcoating work?"
**Red Flag:** "No warranty" or "Call us if there's a problem"
Asphalt Sealer Prices: What You'll Pay in NJ (2025)
Understanding the complete cost breakdown helps you budget accurately:
DIY Sealing Costs
**Materials:** - 5-gallon coal tar sealer bucket: $35-$45 (covers ~250 sq ft) - Crack filler (tubes): $8-$12 each (10 linear feet per tube) - Squeegee or brush: $25-$40 - Sand additive: $15-$20 per bag - Edge brush: $10-$15
**For 600 sq ft driveway:** - Sealer (2 coats): $140-$180 - Crack filler (50 ft): $40-$60 - Tools: $50-$75 - **Total DIY cost: $230-$315**
**Time investment:** 6-8 hours over 2 days
Professional Sealing Costs
**For 600 sq ft driveway:** - Labor: $90-$135 - Materials: $90-$135 - **Total professional cost: $180-$270**
**Time investment:** 2-3 hours (contractor handles everything)
**Value-add:** Professional equipment, warranty, proper surface prep, no cleanup hassle
Why Professional Sealing Wins
**Hidden DIY costs:** - ❌ Missed crack repair (leads to premature failure) - ❌ Wrong sealer thickness (reduces lifespan by 50%) - ❌ Poor edging (visible mistakes for years) - ❌ No warranty (DIY failures cost more to fix)
**Professional advantages:** - ✅ 40+ years of experience (proper technique) - ✅ Commercial-grade equipment (better coverage) - ✅ 2-year warranty (peace of mind) - ✅ Crack filling included (prevents future damage)
**Bottom line:** Save $50-$80 with DIY, risk $1,500-$3,000 in premature asphalt failure.
Blacktop Sealer Cost: Complete Pricing Guide for NJ Homeowners
Here's exactly what you'll pay for professional blacktop sealing in different NJ counties:
Essex County (Orange, Montclair, Bloomfield, Nutley)
**Average prices:** - 400 sq ft: $140-$200 - 600 sq ft: $210-$300 - 1,000 sq ft: $350-$500
**Why higher?** Urban density, higher labor costs, limited parking access
Union County (Elizabeth, Westfield, Cranford, Summit)
**Average prices:** - 400 sq ft: $130-$180 - 600 sq ft: $195-$270 - 1,000 sq ft: $325-$450
**Why moderate?** Suburban access, competitive contractor market
Passaic County (Paterson, Clifton, Wayne, Pompton Lakes)
**Average prices:** - 400 sq ft: $125-$175 - 600 sq ft: $185-$260 - 1,000 sq ft: $310-$435
**Why moderate?** Mix of urban/suburban, good contractor availability
Middlesex County (Edison, Woodbridge, Fords, Perth Amboy)
**Average prices:** - 400 sq ft: $120-$170 - 600 sq ft: $180-$255 - 1,000 sq ft: $300-$425
**Why lower?** Higher competition, suburban accessibility, efficient service routes
What Affects Your Blacktop Sealer Cost?
1. **Driveway Condition**
**Good condition (minor cracks):** - Standard pricing applies - Minimal crack filling needed
**Fair condition (moderate cracking):** - Add $75-$150 for extra crack filling - May need oil spot treatment ($50-$100)
**Poor condition (severe cracking):** - Sealing not recommended - Consider repaving instead - Cost: $4-$8/sq ft for new asphalt
2. **Access and Location**
**Easy access:** - Level driveway - Clear workspace - No obstacles - Standard pricing
**Difficult access (add 15-25%):** - Steep slope - Narrow driveway - Trees/obstacles nearby - Limited parking for equipment
3. **Additional Services**
Common add-ons: - **Extra crack filling:** $1.50-$2.50 per linear foot - **Oil spot priming:** $50-$100 - **Seal garage apron:** $40-$75 - **Seal walkways:** $1.25-$2 per sq ft - **Edge re-definition:** $75-$125
When to Seal Your Driveway: Timing is Everything
Best Time for Sealcoating in NJ
**Optimal months:** May through September
**Why?** - Temperatures 50°F-85°F (ideal curing) - Low humidity (faster drying) - Minimal rain forecast (48-hour window needed)
**Avoid:** - April (too wet, unpredictable temps) - October (too cold, falling leaves) - November-March (freezing temps)
How Often to Seal
**New asphalt:** - Wait 6-12 months before first sealing - Allows oils to evaporate - Ensures proper sealer adhesion
**Established driveways:** - Every 2-3 years for residential - Every 1-2 years for high-traffic commercial - Based on condition, not calendar
**Signs you need sealing:** - Faded gray color (not rich black) - Water absorbs into surface (not beads up) - Small cracks appearing - Surface feels rough/dry
Randy Seal Coating Process: What to Expect
When you choose Randy Seal Coating & Striping, here's exactly what happens:
Day 1: Free Estimate & Inspection
- **Driveway assessment** (15-20 minutes)
- - Measure square footage
- - Inspect crack severity
- - Check oil stains
- - Note drainage issues
- **Detailed quote** (emailed same day)
- - Itemized pricing
- - Sealer type recommendation
- - Timeline estimate
- - Warranty details
Day 2: Preparation Day
**Morning (2-3 hours):** - Power wash entire surface (removes dirt, debris) - Hot rubberized crack filling (all cracks >1/8") - Oil spot priming (prevents bleed-through) - Edge trimming (clean borders)
**Afternoon:** - Surface drying time (4-6 hours) - Final inspection before sealing
Day 3: Sealcoating Application
**Application (2-3 hours):** - First coat application (commercial sprayer) - Sand additive mixed in (for traction) - Hand-brush edges (clean lines) - Second coat application (4 hours after first)
**Curing:** - 24 hours: No foot traffic - 48 hours: No vehicle traffic - 72 hours: Fully cured
Day 4: Final Inspection
- Quality check (ensure even coverage)
- Touch-up any missed spots
- Remove barrier tape
- Provide maintenance instructions
Common Sealement Mistakes (And How to Avoid Them)
Mistake #1: Sealing Too Soon After Paving
**Problem:** New asphalt contains oils that need to evaporate
**Timeline error:** Sealing within 3-6 months
**Result:** Sealer won't adhere, premature peeling
**Solution:** Wait 6-12 months minimum
Mistake #2: Skipping Crack Filling
**Problem:** Sealcoating over cracks doesn't fix them
**Cost to homeowner:** Cracks worsen, water penetration accelerates
**Result:** $1,500-$3,000 in repairs within 2 years
**Solution:** Always fill cracks BEFORE sealing
Mistake #3: Sealing in Wrong Weather
**Bad conditions:** - Temperatures below 50°F (sealer won't cure) - Rain within 24 hours (washes away sealer) - High humidity >85% (extends curing time)
**Result:** Soft, tacky surface that never fully cures
**Solution:** Check 48-hour forecast, schedule strategically
Mistake #4: Using Cheap Sealer
**Budget options:** - Home Depot/Lowe's 5-gallon buckets - $25-$35 per bucket - 30-40% solids content
**Professional-grade:** - Commercial supplier buckets - $40-$50 per bucket - 60-65% solids content
**Difference:** 2x the lifespan, 3x the protection
**Solution:** Pay $0.05-$0.08 more per sq ft for premium sealer
Mistake #5: DIY Without Proper Equipment
**Missing equipment:** - ❌ Power washer (garden hose won't cut it) - ❌ Hot pour crack filler (tube fillers fail in NJ winters) - ❌ Professional squeegee (wrong application thickness) - ❌ Sand additive (slippery surface when wet)
**Result:** Amateur-looking finish, reduced lifespan
**Solution:** Hire professionals or rent proper equipment ($150-$200)
FAQs: Your Sealement Questions Answered
How long does sealcoating last in New Jersey?
**Answer:** 2-3 years for residential driveways with proper application and maintenance. Factors affecting lifespan:
- **Traffic volume:** Low traffic = 3+ years, High traffic = 2 years
- **Sun exposure:** Shaded driveways last 20% longer
- **Sealer quality:** Coal tar lasts longer than asphalt emulsion
- **Application:** 2 coats vs. 1 coat = 2x lifespan
Can I seal my driveway myself?
**Answer:** Yes, but consider the risks:
**DIY is suitable if:** - ✅ Your driveway is <400 sq ft - ✅ You have minimal cracks (<20 linear feet) - ✅ You own or can rent equipment ($150-$200) - ✅ You have 2 full days available - ✅ You're comfortable with imperfect results
**Hire professionals if:** - ❌ Your driveway is >600 sq ft - ❌ You have extensive cracking (>50 linear feet) - ❌ You lack proper equipment - ❌ You want warranty protection - ❌ You value your time at >$20/hour
**Cost comparison (600 sq ft driveway):** - DIY: $230-$315 + 8 hours - Professional: $180-$270 + 0 hours
What's the difference between sealing and paving?
**Sealcoating (Sealement):** - Protective coating applied to existing asphalt - Cost: $0.15-$0.30 per sq ft - Lifespan: 2-3 years - Purpose: Protect and beautify existing asphalt
**Paving:** - Laying new asphalt surface - Cost: $4-$8 per sq ft - Lifespan: 15-25 years - Purpose: Replace damaged/old asphalt
**When to seal:** Surface is intact, minor cracks, faded color
**When to pave:** Large cracks, potholes, severe deterioration, alligator cracking
How much does it cost to seal a 2-car driveway in NJ?
**Answer:** $180-$270 for a standard 600 sq ft 2-car driveway in New Jersey (2025 pricing).
**Included:** - Power washing - Crack filling (up to 50 linear feet) - 2 coats of coal tar sealer - Sand additive for traction - 2-year warranty
**Add-ons:** - Extra crack filling: $1.50-$2.50/linear ft - Oil spot treatment: $50-$100 - Garage apron sealing: $40-$75
**Get accurate pricing:** Request free estimate with on-site measurement
Is sealcoating worth it?
**Answer:** Absolutely—here's the math:
**Without sealcoating:** - Asphalt lifespan: 12-15 years - Replacement cost (600 sq ft): $2,400-$4,800 - Cost per year: $160-$320/year
**With sealcoating (every 3 years):** - Asphalt lifespan: 20-25 years - Replacement cost: $2,400-$4,800 - Sealcoating cost (8 applications): $1,440-$2,160 - Total cost over 24 years: $3,840-$6,960 - Cost per year: $160-$290/year - **Plus:** Better appearance, higher home value
**ROI:** Sealcoating extends lifespan 60% for 20% additional cost
Ready to Protect Your Driveway? Get Your Free Estimate
At Randy Seal Coating & Striping, we've been protecting North Jersey driveways since 1985. Our professional sealement (sealcoating) services include:
✅ **Free estimates** with on-site measurement ✅ **Premium coal tar sealers** for NJ climate ✅ **Crack filling included** (up to 50 linear feet) ✅ **2-year warranty** on all sealcoating work ✅ **Same-day scheduling** available ✅ **40+ years of experience** in Essex, Union, Passaic & Middlesex Counties
**Service areas:** Orange, Montclair, Bloomfield, Newark, Elizabeth, Westfield, Paterson, Clifton, Edison, Woodbridge, Fords, and 60+ more cities across North Jersey.
Get Your FREE Quote Today
📞 **Call:** 862-224-6666 📧 **Email:** randy@randysealcoating.com 🌐 **Online:** [Request Free Estimate](/contact)
**Available 7 days a week • Same-day estimates • No-obligation quotes**
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*Randy Seal Coating & Striping has been New Jersey's trusted asphalt contractor since 1985, serving Essex, Union, Passaic, and Middlesex Counties with professional sealcoating, driveway paving, crack repair, and parking lot striping.*
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