Why sealcoating matters more at 6,600 feet
Asphalt is held together by a petroleum binder. Sunlight and oxygen slowly harden and dry that binder out, which is why driveways fade from black to gray and start losing small stones from the surface. In Edgewood and the East Mountains that process is faster than in most places: thinner air means stronger UV, and the long freeze-thaw season lets water work into every pore and hairline crack.
Sealcoat is a protective coating that fills surface pores, blocks UV and water, and resists oil and gasoline drips. It doesn't add strength — but it slows down the aging that eventually leads to cracking and replacement.
Our sealcoating process
- Clean. Edges are trimmed back, and the surface is swept and blown clean of dirt, sand and debris.
- Treat oil spots. Oil and fluid stains are cleaned and primed so the sealer bonds instead of peeling.
- Fill cracks. Cracks are cleaned and filled with hot-pour rubberized crack sealant before coating — sealcoat alone won't seal a crack.
- Edge by hand. Borders along the garage, walkways and landscaping are cut in by hand for clean lines.
- Apply sealer. Commercial-grade sealer mixed with sand for traction is applied evenly, typically in two coats, by squeegee or spray.
- Block off and cure. We barricade the driveway and tell you exactly when it's safe to walk and drive on.
When to sealcoat
- New asphalt: wait until it has cured — usually 6 to 12 months after paving.
- Ongoing: every 2 to 3 years for most driveways. Parking lots with heavy traffic may need it more often.
- Weather: sealcoat needs warm, dry conditions — generally 50°F and rising with no rain or freezing temperatures expected for at least 24 hours. In the East Mountains that means roughly late spring through early fall.
Our sealcoating timing guide goes into more detail.
Signs your driveway needs sealing
- The surface has faded from black to gray
- Small stones are loosening or the surface feels rough
- Water soaks in rather than beading off
- Hairline cracks are starting to appear
- It's been more than three years since the last coat
Frequently asked questions
How long before I can drive on a sealcoated driveway?
Foot traffic is usually fine after 4 to 8 hours and vehicles after 24 to 48 hours, depending on temperature and humidity. We'll give you exact timing on the day of the job.
Can I sealcoat a new driveway right away?
No. New asphalt needs time for its oils to cure — typically 6 to 12 months — before sealcoating.
Does sealcoating fix cracks?
No. Sealcoat is a surface protectant. Cracks need to be cleaned and filled with a crack sealant first, which we do as part of every sealcoating job.
How often should I sealcoat in the East Mountains?
Every 2 to 3 years for most residential driveways. Too-frequent sealing can build up and flake, so we'll tell you honestly if yours doesn't need it yet.
Keep reading
Crack Sealing
Hot-pour rubberized sealant keeps water out of the base before cracks turn into potholes.
Learn more →When to Sealcoat in New Mexico
Best season, weather, wait times after paving, and how often to reseal at altitude.
Learn more →Driveway Sealcoating in Edgewood, NM
Sealcoating plus hot-pour crack sealing for Edgewood driveways and lots.
Learn more →