Asphalt Sealcoating

Protect your asphalt, improve its appearance, and extend the useful life of your pavement with professional asphalt sealcoating from Burden Brothers Paving Company. Since 1972, our family-owned paving company has provided dependable asphalt paving and pavement-maintenance services for homeowners, businesses, property managers, and commercial property owners throughout Columbus, Central Ohio, and communities along the Columbus-to-Cleveland corridor.

Ohio pavement must withstand intense sunlight, rain, snow, freezing temperatures, road salt, vehicle traffic, and repeated freeze-and-thaw cycles. Over time, these conditions can dry out the asphalt binder and contribute to fading, surface deterioration, and cracking. Properly applied sealcoating creates a protective surface layer while restoring the clean, dark appearance of maintained asphalt.

Whether you need to seal a residential driveway, commercial parking lot, private roadway, apartment complex, church property, or another paved surface, Burden Brothers Paving can evaluate its condition and recommend the right maintenance solution.

Call 844-295-8035 for a Free Estimate

Family-Owned and Operated | Serving Ohio Since 1972 | 50+ Years of Paving Experience | Residential and Commercial Paving

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Sealcoating is a preventative asphalt-maintenance service designed for pavement that remains structurally sound but needs protection from continued exposure and surface wear.

The coating forms a uniform protective barrier over the asphalt surface. In addition to improving appearance, it helps slow the damaging effects of sunlight, moisture, oxidation, automotive fluids, and Ohio’s changing weather.

Professional sealcoating may help:

• Protect asphalt against oxidation and surface deterioration
• Reduce water penetration through small surface voids
• Slow damage caused by sunlight and weather exposure
• Restore a cleaner, darker, more uniform finish
• Make routine sweeping and property maintenance easier
• Improve the curb appeal of homes and commercial properties
• Preserve pavement when combined with timely crack repair
• Delay the need for more extensive asphalt repairs

Sealcoating is not intended to correct major base failures, drainage problems, deep potholes, extensive alligator cracking, or severely deteriorated pavement. If your asphalt needs more than surface protection, our experienced team can discuss repair, resurfacing, or replacement options.

Your driveway is one of the first features people notice when approaching your home. An oxidized, faded, or weathered driveway can detract from curb appeal even when the asphalt remains serviceable.

Burden Brothers Paving provides residential driveway sealcoating to help protect existing asphalt and renew its appearance. Before work begins, we assess the pavement for cracking, potholes, low areas, edge deterioration, drainage concerns, and other conditions that may require attention.

Our residential sealcoating service is suitable for:

• Single-family homes
• Long residential driveways
• Rural properties
• Shared driveways
• Private lanes
• Small residential communities
• Rental and investment properties
• Newly purchased homes
• Older driveways that remain structurally stable

We focus on proper preparation and careful application so the completed surface looks clean and professional.

Commercial Parking Lot Sealcoating

A well-maintained parking lot helps create a positive first impression while providing a cleaner, more organized environment for customers, tenants, employees, and visitors.

Burden Brothers Paving provides commercial asphalt sealcoating for properties throughout Columbus and surrounding Ohio communities. We work with businesses, property managers, facility managers, HOAs, churches, schools, offices, retail properties, and other organizations that need reliable asphalt maintenance.

Commercial sealcoating can be completed for:

• Retail parking lots
• Office buildings
• Apartment and condominium communities
• Churches and religious facilities
• Schools and daycare facilities
• Medical and professional offices
• Warehouses and industrial properties
• Restaurants and hospitality properties
• Private roads and drive lanes
• HOA and community pavement
• Municipal and institutional properties

For active commercial properties, work can often be planned in phases to reduce disruption and maintain reasonable access to entrances and parking areas.

Our Asphalt Sealcoating Process

The durability and appearance of a sealcoating project depend heavily on the condition of the pavement and the quality of the surface preparation. Simply applying coating over dirt, vegetation, loose material, or untreated pavement damage can lead to poor results.

1. Pavement Evaluation

We inspect the asphalt to determine whether it is an appropriate candidate for sealcoating. We look for cracks, potholes, drainage concerns, surface deterioration, failed areas, and signs of base instability.

2. Surface Cleaning

Dirt, loose aggregate, grass, leaves, and other debris must be removed from the asphalt. A clean surface helps the sealcoat bond properly to the pavement.

3. Vegetation and Edge Preparation

Grass and vegetation growing along pavement edges or through cracks are addressed as part of the preparation process. Attention to edges also helps produce a cleaner finished appearance.

4. Crack and Pavement Repair Evaluation

Cracks and damaged areas may need to be treated before sealcoating. Sealcoat is not a substitute for crack filling, pothole repair, or structural asphalt repair.

5. Sealcoat Application

The pavement coating is applied evenly using a method appropriate for the property, asphalt condition, access, and project size.

6. Curing and Final Review

After application, the area must remain closed to vehicles and other traffic while the coating dries and cures. Weather conditions, temperature, humidity, shade, and the project itself can affect reopening times.

Crack Filling and Sealcoating

Crack filling and sealcoating serve different purposes but are frequently performed as part of the same asphalt-maintenance project.

Crack filling treats eligible openings in the pavement to help limit water infiltration.

Sealcoating protects the broader asphalt surface and restores a darker, more uniform appearance.

Applying sealcoat over significant untreated cracks will not permanently repair them. That is why Burden Brothers Paving evaluates visible pavement damage before recommending a maintenance plan.

When addressed early, crack repair may help prevent moisture from reaching lower pavement layers, where freezing and expansion can contribute to more extensive deterioration.

When Should Asphalt Be Sealcoated?

There is no single schedule that applies to every driveway or parking lot. The right timing depends on the pavement’s age, current condition, previous maintenance, traffic volume, sun exposure, drainage, and weather exposure.

Your pavement may be ready for sealcoating when:

• The surface has faded from black to gray
• The asphalt appears dry or weathered
• Fine surface aggregate is becoming more visible
• Small cracks have started to develop
• Water no longer beads as readily on the surface
• Previous sealcoating has worn away
• You want to improve curb appeal before selling or leasing
• A commercial lot needs preventative maintenance
• Repairs have been completed and the surface needs protection

New asphalt generally needs time to cure before it should be sealed. Our team can evaluate your pavement and advise whether it is ready.

Sealcoating Versus Asphalt Resurfacing

Sealcoating and resurfacing are not interchangeable.

Sealcoating

Sealcoating is a preventative surface treatment for asphalt that is generally stable and in maintainable condition. It improves surface appearance and provides added protection against exposure.

Asphalt Resurfacing

Resurfacing involves installing a new asphalt layer over properly prepared existing pavement. It is used when the surface has more substantial wear or deterioration but the underlying base may still be usable.

Asphalt Replacement

Replacement may be necessary when pavement has widespread structural cracking, severe settlement, significant drainage problems, recurring potholes, or base failure.

Because Burden Brothers Paving provides complete asphalt services—not just sealing—we can recommend a solution based on the actual condition of your pavement rather than applying a coating to asphalt that requires more extensive work.

Why Ohio Asphalt Needs Preventative Maintenance

Ohio weather places considerable stress on asphalt surfaces. During warmer months, sunlight and high temperatures contribute to oxidation and drying. In colder months, moisture can enter cracks, freeze, expand, and worsen existing pavement damage.

Snow removal equipment and deicing materials may also contribute to surface wear. Busy parking lots face additional pressure from turning vehicles, delivery trucks, snowplows, and repeated daily traffic.

A preventative maintenance plan that includes inspections, crack treatment, repairs, and sealcoating can help property owners address manageable problems before they develop into more expensive pavement failures.

Why Choose Burden Brothers Paving?

Family-Owned Since 1972

Burden Brothers Paving brings more than five decades of asphalt experience to residential and commercial projects throughout Ohio.

Complete Asphalt Services

We provide more than sealcoating. Our capabilities include asphalt paving, driveway installation, parking lot paving, resurfacing, asphalt millings, repairs, and pavement maintenance.

Residential and Commercial Experience

Our team understands the different requirements of residential driveways, commercial parking lots, private roads, and high-traffic properties.

Honest Pavement Evaluations

Not every asphalt surface should be sealcoated. We assess the pavement and explain whether sealing, crack repair, resurfacing, or replacement is the more appropriate option.

Proper Surface Preparation

Sealcoating performance begins with preparation. We take the time to evaluate and prepare the asphalt before the coating is applied.

Local Ohio Experience

We understand how Ohio’s sun, rain, snow, salt, temperature changes, and freeze-and-thaw cycles affect asphalt pavement.

Sealcoating for Properties Throughout Central Ohio

Burden Brothers Paving provides asphalt sealcoating and pavement maintenance in Columbus and surrounding communities. Our broader service territory extends through Central Ohio and along the Columbus-to-Cleveland corridor.

Depending on project type and scheduling, service areas may include Columbus, Delaware, Dublin, Powell, Westerville, Worthington, Gahanna, New Albany, Hilliard, Grove City, Reynoldsburg, Pickerington, Lewis Center, Sunbury, Marion, Mansfield, and nearby Ohio communities.

Contact our team to confirm availability for your property.

Get a Free Asphalt Sealcoating Estimate

Protecting asphalt before extensive deterioration develops may help reduce future repair needs and preserve the appearance of your property.

Whether you need driveway sealcoating for your home or a pavement-maintenance plan for a commercial parking lot, Burden Brothers Paving will evaluate the surface and recommend an appropriate solution.

Contact Burden Brothers Paving today for a free asphalt sealcoating estimate in Columbus, Central Ohio, or along the Columbus-to-Cleveland corridor.

Call: 844-295-8035

Not sure whether your property is within our service area? Call 844-295-8035 and tell us where your project is located.

Frequently Asked Questions About Asphalt Sealcoating

What does asphalt sealcoating do?

Sealcoating applies a protective coating over an existing asphalt surface. It helps reduce exposure to sunlight, moisture, oxidation, weather, and certain automotive fluids while restoring a darker, more uniform appearance.

Does sealcoating repair cracks?

No. Sealcoating may cover very small surface imperfections visually, but it does not permanently repair pavement cracks. Eligible cracks should be treated separately before the sealcoat is applied.

Can a badly damaged driveway be sealcoated?

Sealcoating should not be used to disguise structural pavement failure. A driveway with widespread alligator cracking, deep potholes, settlement, drainage problems, or base failure may need repairs, resurfacing, or replacement.

How often should an asphalt driveway be sealed?

The appropriate schedule varies according to the pavement’s age, condition, traffic, previous applications, weather exposure, and drainage. An inspection is more reliable than following an automatic schedule.

How long must I stay off a newly sealed driveway?

Drying and curing times depend on temperature, humidity, sunlight, shade, coating application, and site conditions. Customers should follow the specific reopening instructions provided for their project.

Can you sealcoat commercial parking lots?

Yes. Burden Brothers Paving provides commercial parking lot sealcoating and related asphalt-maintenance services for businesses, offices, retail centers, churches, apartment communities, HOAs, schools, and other properties.

Do cracks need to be filled before sealcoating?

Significant eligible cracks should generally be addressed before sealing. Crack treatment helps reduce water penetration, while the sealcoat protects the overall pavement surface.

Will sealcoating make old asphalt look new?

Sealcoating restores a dark, uniform finish and can significantly improve appearance. However, it will not remove depressions, repair failed pavement, level uneven areas, or conceal substantial structural damage.

Is sealcoating suitable for new asphalt?

New asphalt needs adequate curing time before sealcoat is applied. The appropriate waiting period depends on the asphalt and site conditions. Burden Brothers Paving can inspect the pavement and determine whether it is ready.

Do you provide asphalt repairs before sealcoating?

Yes. Because we are a full-service asphalt paving company, we can assess cracks, potholes, failed areas, drainage concerns, and other pavement problems before sealcoating.