Asphalt Maintenance

The Reason to Crackseal

  • To help prevent water from penetrating to the base so the base does not become soft or muddy resulting in potholes

What to Expect from Cracksealing

  • We use hot rubber crackseal to fill and seal cracks greater than ¼” wide and less than 1” wide per industry standard.  Cracks ¼” wide and smaller are taken care of with sealcoat.
  • Gatored areas will NOT be cracksealed with hot rubber. Hot rubber spread over gatored areas can actually result in more damage as a large surface area of crackseal rubber can become tacky in the summer and stick to tires pulling up the failing gatored asphalt.  Gatored areas can be patched with Mastic under certain circumstances (ask for details).
  • If the edge of the asphalt is cracking and falling off it will NOT be cracksealed as it does not provide strength to hold the cracked edge.  These edges can be patched with Mastic under certain circumstances (ask for details).
  • Crackseal is NOT guaranteed long term.  When the ground moves the cracks will open back up.  If the crackseal falls in significantly and does not provide a seal between the asphalt we will come back and fill it at our expense if notified within the first 30 days.  A shallow trough especially on wider cracks that are sealed is normal.

The Reason to Sealcoat

  • To put oil back into the asphalt and to help hold the aggregates together and provide a protective layer from the elements.  A regularly sealed asphalt driveway can last up to 3 times longer than an unsealed one.  This especially holds true with the extreme weather changes we have in Colorado.

What to Expect from Sealcoating

  • Sealcoat does NOT fill holes or fix any drainage issues
  • Sealcoat will help keep the aggregates (rocks, gravel and sand) that asphalt is made with from breaking off keeping the surface smoother and lasting longer
  • Sealcoat takes approximately 30 days to fully cure.  Power steering turn marks are common but after 30 days will blend in and be much less noticeable.
  • Sealcoat will make the asphalt black which helps with snow melt and curb appeal
  • A regularly sealed driveway will retain the black color longer
  • We recommend sealcoating 2 years in a row after paving (wait 60 to 90 days after paving before first application) and then every 2 to 3 years.  The first application will soak in really well and the following year's application will seal off the top helping to hold all the fines in the top of the asphalt to keep it smooth and help retain the black color.  If your asphalt has not been sealed in 4 or more years we recommend the same sealcoating schedule as a new driveway.

Mastic Patching

  • Mastic is a hybrid of crackseal and asphalt.  It is the best long term repair for potholes, depressions, gatored areas, and cracks 1” wide or greater.