Asphalt Sealcoating
Albany NY
| Egan Paving
Unsealed asphalt oxidizes, cracks, and crumbles — fast, especially with Capital Region road salt and freeze-thaw cycles hitting your pavement every winter. A professional sealcoat applied every 3–5 years is the lowest-cost, highest-return maintenance investment you can make in any asphalt surface. Egan Paving has been doing it right since 1975.
What Sealcoating
Actually Protects Against
Asphalt is tough but porous. Without sealing, your pavement is constantly absorbing the things that destroy it from within. Here's what a proper sealcoat blocks.
Freeze-Thaw Damage
Water seeps into unsealed asphalt, freezes, expands, and creates cracks from the inside out. Every upstate New York winter cycle accelerates the process. Sealcoating closes the pores water needs to get in.
Road Salt & Ice Melt
Sodium chloride and calcium chloride — the de-icers used on Albany roads and driveways — penetrate and chemically degrade unsealed asphalt. A sealed surface sheds these chemicals before they cause damage.
UV Oxidation
Sunlight breaks down the binders that hold asphalt together. That's what turns black asphalt gray and brittle over time. Sealcoating blocks UV penetration and dramatically slows oxidation.
Oil & Fuel Spills
Petroleum products dissolve asphalt binders on contact. Driveways near garages and commercial lots near loading docks are especially vulnerable. A sealed surface is resistant and easier to clean.
Water Infiltration
Water reaching the sub-base softens and erodes the gravel foundation that supports your pavement. Once base failure starts, repair costs climb sharply. Sealcoating is your first line of defense.
Curb Appeal & Appearance
A freshly sealed driveway or parking lot looks like new pavement. For commercial properties, that impression matters. For homeowners, it adds measurable curb appeal at a fraction of the cost of repaving.
Residential & Commercial
Sealcoating
Whether you have a single-car driveway in Colonie or a 400-space commercial lot in Albany, Egan Paving provides professional sealcoating with commercial-grade materials and proper application technique.
Residential Driveway Sealcoating
We clean, prep, fill cracks, and apply two coats of commercial-grade sealer to your driveway. Most residential jobs dry within 4–6 hours in good weather.
- Surface cleaning — power blow and edge cleanup before application
- Crack filling — hot-pour or cold-pour filler prior to sealing
- Oil spot priming — oil stains treated before sealer goes down
- Two-coat application — squeegee or spray for full coverage
- Driveway closed 4–6 hours — back to normal by evening
Commercial Parking Lot Sealcoating
Commercial lots get spray-applied sealer for consistent coverage across large areas. Phased scheduling keeps your lot partially open, and we can work nights or weekends.
- Mechanical sweeping — debris and loose material cleared first
- All cracks routed & filled — proper prep before coating
- Spray application — even mil thickness across the entire surface
- Night & weekend available — minimize business disruption
- Re-striping — line striping refreshed after sealer cures
How We Sealcoat:
4-Step Process
Proper sealcoating is more than rolling product onto a surface. The prep work determines whether a sealcoat lasts 3 years or 7.
Surface Cleaning & Inspection
All debris, dirt, and organic material is blown clear. We inspect for cracks, oil spots, and any areas needing patching before sealer application. Sealing over unresolved issues traps them — we address them first.
Crack Filling & Oil Spot Treatment
All cracks wider than a hairline are cleaned and filled with hot-pour or polyurethane crack filler. Oil stains are treated with an oil-spot primer to ensure sealer adhesion — skipping this step causes peeling.
Sealer Application
Commercial-grade coal tar or asphalt-emulsion sealer is applied in two coats — squeegee for driveways, spray or brush for commercial surfaces. Edges are hand-detailed. Each coat is allowed to tack before the second goes down.
Cure & Return to Service
Typical cure time is 4–8 hours for foot traffic and 24 hours for vehicle traffic, weather dependent. We leave your surface clearly marked with cones and provide you with cure instructions before we leave.
Sealcoating
Questions Answered
How much does driveway sealcoating cost in Albany NY?
Residential driveway sealcoating in the Albany area typically runs $0.15–$0.35 per square foot, with most standard driveways falling in the $150–$400 range depending on size, crack filling needed, and accessibility. Commercial parking lots are priced by the square foot with volume discounts for larger areas. Call (518) 221-4132 for a free quote.
How often should I sealcoat my asphalt driveway?
Every 3–5 years is the standard recommendation for upstate New York climates. Wait at least 6–12 months after a new driveway installation before the first sealcoat (the asphalt needs time to off-gas and cure). Over-sealing — applying every year — can actually cause buildup that flakes and peels, so more frequent is not better.
What's the difference between coal tar sealer and asphalt emulsion sealer?
Coal tar sealer offers superior resistance to fuel spills, oil, and UV — it's the preferred choice for commercial lots and high-traffic driveways where petroleum exposure is a factor. It has a darker, longer-lasting finish. Asphalt emulsion sealer is a petroleum-based alternative with a more environmentally friendly profile, lower odor, and good overall protection for residential use. We'll recommend the right product for your situation.
Can you sealcoat in cooler weather?
Sealcoating requires air and surface temperatures of at least 50°F and rising during application and for 8 hours afterward. In the Capital Region, that window typically runs May through early October. We will not sealcoat in cold, rainy, or damp conditions — the sealer won't cure properly and you'll end up with peeling within the first season.
Do I need to be home when you sealcoat my driveway?
No. We just need the driveway clear of vehicles and, ideally, for you or someone to have access to move your car if needed. We leave cones and signage and provide care instructions at your door. Many customers are at work when we come — that's fine.
Will sealcoating fix my cracks and potholes?
Sealcoating fills hairline cracks and slows existing crack progression, but it is not a structural repair. Significant cracks (wider than ¼ inch), potholes, or areas with base failure need to be patched and repaired before sealing. We include crack filling in our sealcoating jobs and flag any areas that need patching before we apply sealer — we won't seal over problems that need real repair.