Bucks County and Philadelphia
Bucks County and Philadelphia
Yes, we offer free estimates for all potential projects. Contact us to schedule a consultation.
Asphalt Services provides professional sealcoating services throughout Bucks County, Pennsylvania, protecting residential driveways and commercial parking lots from water damage, UV deterioration, and daily wear. Sealcoating is a protective coating applied to asphalt surfaces that prevents water penetration, blocks oxidation, resists oil and gas spills, and extends pavement lifespan by 25% or more. With over 25 years serving property owners in Langhorne, Yardley, Newtown, Levittown, Bensalem, Doylestown, and surrounding communities, we use commercial-grade materials and proven application techniques that deliver lasting protection. Call (215) 752-2346 for your free sealcoating estimate.
Sealcoating is a protective emulsion applied to asphalt pavement surfaces, creating a barrier against elements that cause deterioration. Think of it as sunscreen for your driveway or parking lot—it shields asphalt from damaging forces while restoring rich black coloring that enhances property appearance. The coating consists of refined coal tar or asphalt emulsion blended with water, mineral fillers, and additives that provide specific protective properties.
When properly applied, sealcoating penetrates asphalt surface pores, creating a protective film that repels water, blocks UV radiation, resists petroleum products, fills minor surface voids, and provides a uniform, attractive appearance. This protection is critical in Pennsylvania where freeze-thaw cycles, temperature extremes, and precipitation constantly stress asphalt pavement. Sealcoating doesn’t repair structural damage or fill cracks—it protects sound asphalt from deteriorating prematurely.
As a full-service paving company, we offer sealcoating for residential and commercial properties across the region.
Give your driveway a clean, polished look while protecting it from the elements. We recommend sealing residential driveways every 2–3 years, depending on usage and exposure.
For businesses, a well-maintained parking lot makes a strong first impression. Sealcoating keeps your surface protected from heavy traffic and chemical spills, helping reduce long-term repair costs.
Before we apply a sealcoat, we’ll fill any cracks or problem areas to ensure a smooth, even surface. This step helps lock out moisture and prevents further damage.
Want to stay ahead of asphalt wear? We offer maintenance schedules that include periodic sealcoating, inspections, and minor repairs so you can avoid major problems down the line.
Bucks County’s climate makes sealcoating especially important for asphalt longevity. Our region experiences 30-50 freeze-thaw cycles annually—water penetrates asphalt, freezes, expands, and creates cracks and deterioration. Sealcoating prevents this damage by blocking water penetration before it reaches vulnerable areas. Additionally, Pennsylvania’s summer sun causes oxidation that breaks down asphalt binder, leaving surfaces gray, brittle, and prone to cracking. Sealcoating blocks UV rays that cause this oxidation.
Unsealed asphalt in Bucks County typically lasts 15-20 years before requiring replacement. Properly maintained asphalt with regular sealcoating can last 20-30 years—a 25-50% lifespan extension. This protection costs a fraction of premature replacement. Property owners who sealcoat every 2-3 years invest perhaps $500-1,500 over a decade for residential driveways, avoiding $3,000-6,000 premature replacement costs. The return on investment is clear—sealcoating is the most cost-effective maintenance you can perform.
Proper sealcoating begins with thorough surface preparation. We power-wash or blow clean asphalt to remove dirt, debris, vegetation, and loose material. Oil spots receive special treatment with primers that help sealcoat adhere to contaminated areas. Edge grass and vegetation are trimmed back from pavement edges. This cleaning is critical—sealcoat won't bond properly to dirty surfaces, and inadequate preparation is the primary cause of premature sealcoat failure.
Before sealcoating, we fill all cracks to prevent water infiltration. Rubberized crack filler is applied to cracks larger than 1/4 inch, creating flexible seals that accommodate asphalt movement through temperature changes. This step is essential—sealcoating flows over cracks but doesn't fill them. Unfilled cracks allow water penetration that causes freeze-thaw damage despite surface protection. We won't sealcoat over unfilled cracks because that provides false security while allowing continued deterioration beneath the surface.
We apply commercial-grade sealcoat using professional spray equipment or squeegee application depending on surface conditions and property requirements. Most residential driveways receive two coats for optimal protection—the first coat penetrates surface pores while the second coat creates the protective film. Commercial parking lots may receive one heavy coat or two standard coats depending on traffic levels and existing condition. Application requires proper temperature (above 50°F) and dry conditions for 24-48 hours before and after application to ensure proper curing.
Newly applied sealcoat requires 24-48 hours to cure sufficiently for foot and vehicle traffic. During this period, we barricade driveways or section off parking lot areas to prevent premature use that can damage uncured coating. Weather significantly affects curing—warm, dry conditions cure faster while cool or humid conditions extend curing time. We don't apply sealcoat when rain threatens within 24 hours or temperatures will drop below 50°F during curing. Proper curing ensures sealcoat achieves full protective properties and longevity.
Homeowners throughout Bucks County rely on sealcoating to protect driveway investments and maintain curb appeal. We recommend first sealcoating 12-18 months after new driveway installation, allowing asphalt to cure fully and surface oils to evaporate. Subsequent sealcoating should occur every 2-3 years depending on traffic, sun exposure, and climate exposure. Driveways with southern exposure receiving direct sun may benefit from more frequent sealcoating, while shaded driveways under tree cover can extend intervals slightly.
Our residential sealcoating services include complete surface cleaning and preparation, crack filling for all cracks 1/4 inch or larger, two-coat application for optimal protection, edge work ensuring complete coverage, and cleanup removing overspray from adjacent surfaces. Most residential driveways can be completed in one day with vehicle access restored within 24-48 hours. We schedule work around your availability and provide clear instructions for protecting newly sealed surfaces.
Commercial parking lots require more frequent sealcoating than residential driveways due to heavier traffic and greater exposure. We typically recommend sealcoating commercial lots every 1-2 years, with high-traffic areas potentially requiring annual attention. Shopping centers, office buildings, and industrial facilities benefit from regular sealcoating that maintains professional appearance, protects against heavy traffic wear, prevents water infiltration and deterioration, and reduces long-term maintenance costs.
We understand that business operations can’t stop for parking lot maintenance. Our commercial services include phased application allowing partial lot availability, off-hours scheduling minimizing business impact, rapid-cure products when quick turnaround is essential, and coordination with striping for complete lot renewal. Property managers appreciate our scheduled maintenance programs that track sealcoating dates, send timely reminders, and coordinate work around tenant activities and business cycles. This proactive approach keeps parking lots protected without requiring constant attention from property managers.
Water is asphalt's primary enemy, especially in Pennsylvania's freeze-thaw climate. Sealcoating creates a waterproof barrier preventing moisture from penetrating surface pores and reaching the base. This protection is critical during winter when water freezes, expands with tremendous force, and creates cracks and potholes. Regular sealcoating maintains this protective barrier year-round.
Pennsylvania's summer sun breaks down asphalt binder through oxidation, causing surfaces to become gray, brittle, and prone to cracking. Sealcoating contains UV inhibitors that block this oxidation process, keeping asphalt flexible and preventing premature aging. This protection is especially important for parking lots and driveways receiving intense, direct sunlight.
Gasoline, oil, and other petroleum products deteriorate asphalt binder, creating soft spots that develop into depressions and failures. Sealcoating resists these chemicals, preventing penetration and protecting pavement from automotive fluid spills. This protection is particularly valuable for commercial parking lots and residential driveways where vehicles park regularly.
Sealcoating restores rich, black coloring that makes asphalt look new. This curb appeal enhancement benefits both residential properties and commercial facilities. For businesses, fresh sealcoating projects professionalism and attention to property maintenance. For homeowners, it increases property value and neighborhood aesthetics. The appearance benefit alone justifies sealcoating.
Sealed asphalt surfaces are easier to clean and maintain. The smooth, non-porous finish sheds dirt and debris, allowing simple sweeping or power-washing to restore clean appearance. Snow removal is easier on sealed surfaces as snow doesn't bond as tightly. Oil and fluid spills can be cleaned before penetrating—an impossible task on unsealed, porous asphalt.
Yes, we offer free estimates for all potential projects. Contact us to schedule a consultation.
Timing sealcoating correctly maximizes benefits and ensures proper application. In Bucks County, the optimal season for sealcoating is late spring through early fall (May through October) when temperatures consistently stay above 50°F and rainfall is less frequent. We specifically recommend late spring (May-June) after winter moisture has dried and before peak summer heat, or early fall (September-October) before winter arrives and while temperatures remain favorable.
Avoid sealcoating during summer’s hottest periods (July-August) when extreme heat can cause premature drying and application difficulties, or late fall/winter when cold temperatures prevent proper curing. New asphalt should cure 12-18 months before first sealcoating—premature sealing traps oils that need to evaporate. Existing asphalt showing gray coloring, minor surface wear, or approaching 2-3 years since last sealcoating should be scheduled for treatment. If you see significant cracking or deterioration, repairs may be needed before sealcoating provides benefits.
Sealcoating is remarkably cost-effective compared to other asphalt maintenance. Residential driveway sealcoating in Bucks County typically costs $0.15-0.25 per square foot, meaning a standard 600-square-foot driveway costs $90-150 for materials and application. Commercial parking lots benefit from economies of scale, with larger areas costing toward the lower end per square foot. These costs cover surface cleaning, crack filling (for cracks up to certain size limits), two-coat application, and complete protection.
Compare this modest investment to premature replacement costs. A driveway replacement costs $3,000-6,000 or more, while regular sealcoating every 2-3 years costs perhaps $300-500 over a decade. The choice is clear—spend a few hundred dollars periodically for protection, or spend thousands prematurely replacing neglected pavement. Property owners who view sealcoating as an expense miss the point—it’s an investment that returns multiples through extended pavement life and avoided replacement costs.
Sealcoating appears deceptively simple, leading some property owners to attempt DIY application or hire unqualified contractors offering bargain prices. However, quality sealcoating requires commercial-grade materials (not consumer products from home improvement stores), proper surface preparation including cleaning and crack filling, correct application techniques ensuring uniform coverage, and appropriate weather conditions for curing. Poor application wastes money and provides minimal protection.
Asphalt Services uses professional-grade materials designed for Pennsylvania climate, employs proven application techniques from 25+ years experience, ensures proper preparation including thorough cleaning and crack filling, and applies sealcoat only during appropriate weather conditions. Our work carries the confidence of experience—we know what works in Bucks County conditions and stand behind results. The modest cost difference between professional application and DIY attempts is insignificant compared to the protection difference.
Property owners often struggle remembering when sealcoating is due or scheduling work during appropriate seasons. Our maintenance programs solve this problem by tracking your sealcoating schedule, sending reminders when service is due, and coordinating application during optimal weather windows. This approach ensures your asphalt receives protection on schedule without requiring constant attention.
Maintenance programs are particularly valuable for property managers overseeing multiple locations. We maintain service records for all your properties, coordinate scheduling across facilities, and handle details so you can focus on other management responsibilities. Many property managers enroll in programs after experiencing the frustration of tracking maintenance dates manually or dealing with emergency repairs from neglected pavement. Scheduled maintenance is always less expensive and disruptive than emergency repairs.
We proudly offer professional sealcoating in Bucks County and Philadelphia, including:
If you’re not sure if you’re in our service area, feel free to contact us—we’re always happy to help.
In addition to sealcoating, we offer:
As a local asphalt paving company, we provide complete solutions to keep your surfaces in top shape year after year.
For residential driveways in Bucks County, we recommend sealcoating every 2-3 years. This frequency provides optimal protection against Pennsylvania’s freeze-thaw cycles, UV damage, and daily wear. New driveways should wait 12-18 months before first sealcoating to allow proper curing. Driveways with heavy traffic or southern sun exposure may benefit from more frequent application (every 2 years), while lightly used or shaded driveways can extend to 3 years. Commercial parking lots require more frequent sealcoating—typically every 1-2 years due to heavier traffic and greater exposure. Signs your asphalt needs sealcoating include gray coloring instead of rich black, minor surface wear or roughness, and approaching 2-3 years since last application. Regular sealcoating extends pavement life 25% or more.
Sealcoating costs in Bucks County typically range from $0.15-0.25 per square foot for residential driveways. A standard 600-square-foot two-car driveway costs approximately $90-150 for complete service including cleaning, crack filling (for cracks up to certain limits), and two-coat application. Commercial parking lots benefit from economies of scale with larger areas costing toward the lower end per square foot. Factors affecting cost include total square footage, amount of crack filling required, surface condition requiring extra preparation, and accessibility for equipment. This modest investment protects against premature replacement costing $3,000-6,000 or more. Sealcoating every 2-3 years costs perhaps $300-500 over a decade—a fraction of replacement costs. Asphalt Services provides free detailed estimates. Call (215) 752-2346 for exact pricing.
Sealcoating provides multiple protective benefits for asphalt pavement. It prevents water penetration that causes freeze-thaw damage—Pennsylvania’s leading cause of asphalt deterioration. It blocks UV radiation that causes oxidation, keeping asphalt flexible rather than brittle. It resists oil and gasoline spills that deteriorate asphalt binder. It fills minor surface voids creating smoother appearance. It restores rich black coloring enhancing curb appeal. Sealcoating essentially creates a protective barrier against all elements that cause premature asphalt aging. However, sealcoating is preventive maintenance—it protects sound asphalt but doesn’t repair structural damage, fill large cracks, or fix base failures. Think of it as sunscreen protecting healthy skin—applied properly and regularly, it prevents damage before it occurs. Property owners who sealcoat regularly extend pavement life 25-50% beyond unsealed surfaces.
The optimal season for sealcoating in Bucks County is late spring through early fall, specifically May through October when temperatures consistently stay above 50°F and dry weather is more predictable. We particularly recommend late spring (May-June) after winter moisture has dried but before peak summer heat, or early fall (September-October) before winter while temperatures remain favorable. Sealcoat requires 24-48 hours of dry weather with temperatures above 50°F before and after application for proper curing. Avoid sealcoating during summer’s hottest periods when extreme heat causes application difficulties, or late fall/winter when cold prevents proper curing. Never sealcoat when rain threatens within 24 hours. October represents the final reliable window for sealcoating in our region. Schedule early in season to secure preferred dates—quality contractors book up months in advance.
Sealcoating requires 24-48 hours to cure sufficiently for vehicle traffic, though complete curing continues for several weeks. You can typically walk on sealed surfaces within 4-8 hours depending on temperature and humidity. We recommend waiting full 24 hours minimum before driving on sealed driveways, and 48 hours provides even better results. Commercial parking lots may reopen sections progressively as they cure to minimize business disruption. Weather significantly affects curing time—warm, dry conditions cure faster while cool or humid weather extends curing. Avoid parking in the same spot, making sharp turns, or placing heavy concentrated loads for the first week after sealcoating. We barricade newly sealed areas and provide clear instructions for protecting surfaces during curing to ensure sealcoat achieves full protective properties.
Yes, filling cracks before sealcoating is essential for proper asphalt protection. Sealcoat flows over cracks but doesn’t fill them—it creates surface protection but doesn’t prevent water infiltration through unfilled cracks. We fill all cracks 1/4 inch or larger with rubberized crack filler before applying sealcoat. This creates flexible seals that accommodate asphalt movement through temperature changes while blocking water penetration. Crack filling is included in our sealcoating service for cracks up to certain size limits. Larger cracks, potholes, or structural damage may require additional repair work before sealcoating provides benefits. During assessment, we’ll identify all necessary repairs and explain what’s included in sealcoating service versus what requires additional work. We won’t sealcoat over unfilled cracks because that provides false security while allowing continued deterioration.
While DIY sealcoating is possible, professional application provides significantly better results and protection. DIY challenges include consumer-grade products from home improvement stores containing less protective material than commercial products, inadequate surface preparation missing crucial cleaning and crack filling steps, improper application creating thin spots or uneven coverage, and attempting work during inappropriate weather conditions. Poor DIY application may look acceptable initially but provides minimal protection and fails prematurely. Professional sealcoating uses commercial-grade materials designed for Pennsylvania climate, includes thorough preparation with proper cleaning and crack filling, applies uniform coverage with professional equipment, and occurs only during appropriate weather conditions. The modest cost difference between professional and DIY work is insignificant compared to protection difference. Asphalt Services’ 25+ years experience means we know what works in Bucks County conditions.
No, sealcoating is preventive maintenance that protects sound asphalt—it doesn’t repair structural damage, fill large cracks, or fix potholes. Sealcoat is too thin (about 1/16 inch) to fill significant defects. However, proper sealcoating service includes filling cracks 1/4 inch or larger before applying sealcoat. This crack filling prevents water infiltration while sealcoat provides surface protection. If your driveway or parking lot has extensive cracking, large potholes, or structural problems, repairs should be completed before sealcoating. During our free assessment, we’ll evaluate your pavement condition and recommend whether it’s ready for sealcoating or requires repairs first. Sealcoating damaged asphalt wastes money—repairs must come first, then sealcoating protects those repairs and surrounding sound pavement. We provide honest recommendations about what your asphalt needs.
Ready to protect your asphalt investment with professional sealcoating? Whether you need residential driveway protection, commercial parking lot maintenance, or comprehensive programs for multiple properties, Asphalt Services has the experience and expertise to deliver lasting results. We serve property owners throughout Bucks County with the same commitment to quality that has built our reputation over 25+ years.
Call (215) 752-2346 today for your free sealcoating estimate. We’ll assess your pavement condition, recommend appropriate treatment, and provide detailed pricing for your property. You can also email us at asphaltpa@gmail.com. Don’t wait until deterioration requires expensive repairs—protect your asphalt now with cost-effective sealcoating from Bucks County’s trusted professionals.
Our sealcoating services shield your asphalt from damage, weather, and wear — extending its life and saving you money.
We use high-quality sealants and proven techniques to deliver a durable, attractive surface you can rely on.
