Sealcoating in Victorville, CA

Sealcoating protects asphalt from the things that wear it down fastest in Victorville: sun, heat, water and spilled fuel and oil. The sealer is a thin liquid coat that dries to a uniform black layer on top of the pavement. It takes the oxidation and wear so the asphalt underneath does not. When it wears through, you reapply it, which costs a fraction of resurfacing.

Signs your asphalt needs sealing

• The surface has faded from black to gray or brown
• You can see small stones exposed or loose on top
• Water soaks in instead of beading on the surface
• Fine hairline cracks are spreading
• Oil and gas stains are softening spots on the surface

Timing

HomeGuide recommends waiting 3 to 6 months before sealing new asphalt, and resealing every 2 to 10 years depending on the product and climate. Under Victor Valley sun, expect the shorter end of that range. The same guide puts the application window at 50 to 95 degrees in dry weather. With 109 days a year at 90 degrees or more, summer sealing in Victorville happens early in the morning. Wind is the other limit; sand blowing onto wet sealer ruins the finish, so we watch the forecast.

How we seal

• Blow and sweep the surface clean
• Scrape and prime oil spots so the sealer bonds
• Fill cracks with hot rubberized filler
• Cut in edges by hand along curbs, walks and the garage
• Apply the sealer in even coats
• Barricade until it cures, typically 12 to 72 hours

Products

Coal tar sealers are banned in many places over health and environmental concerns, according to HomeGuide. We use asphalt emulsion and other non-coal-tar sealers. They hold up well but can be stained by fuel and oil, so a drip pan under a leaking vehicle helps.

Parking lots

On lots, we seal in sections so part of the lot stays open, then restripe once the seal has cured so the lines stand out on a fresh black surface.

Sealcoating for HOAs and multifamily

Community associations and apartment owners often seal and restripe on a set cycle. We split the property into sections, post notices so residents know when to move cars, and finish each section before opening it. Doing crack sealing and sealcoating in the same visit saves a second mobilization.

What sealcoating cannot fix

Sealer is a surface treatment. It will not bridge real cracks, level dips or hold together pavement that is breaking into pieces. If more than about a quarter of the surface shows alligator cracking or potholes, repairs or an overlay should come first, and sealing afterwards protects the new work.