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Home Asphalt Sealcoating
Driveway sealcoating and parking lot sealcoating across the Portland metro, applied with a prep-first process that makes the seal actually last.
Sealcoat is a liquid emulsion applied over cured asphalt. Once it sets, it forms a protective layer between your pavement and the things that wear it down: water, UV rays from the sun, and oil or gas drips from vehicles. Untreated asphalt is porous. Water works into small cracks, freezes over the winter, and breaks the surface apart from the inside. Sun and oxygen dry out the asphalt binder until it turns gray, brittle, and starts to ravel.
We recommend sealcoating every 3 to 5 years for most driveways and parking lots. Where you land in that window depends on sun exposure, drainage, and how much traffic the surface sees. A shaded driveway that drains well can often go the full 5 years between coats. A parking lot in full sun with daily vehicle traffic usually needs it closer to the 3-year mark, especially where oil and gas drips are part of the picture.
Sealcoat only performs as well as the surface underneath it. Before any sealer comes out of the barrel, our crew runs several scrub machines over the asphalt to break up moss, dirt, and oil staining that a hose or leaf blower alone won’t touch. We hand-edge the perimeter, fill cracks so water can’t work its way underneath the new coat (the same crack filling and repair work we do on its own), and blow the surface clean. Only then does the sealer go down. It takes longer than skipping straight to sealing, and it’s why the finish holds up for the full 3 to 5 years instead of peeling early.
A medical office parking lot in the Portland metro, before and after a scrub, crack-fill, and sealcoat. See more finished jobs in our photo gallery.
Sealer needs dry weather and warm pavement to cure correctly. In the Pacific Northwest that means a window running from late spring through early fall, with mid-summer being the most reliable stretch. Rain during the cure window can wash out fresh sealer before it sets up, so we watch the forecast closely and won’t schedule your job into a storm.
That same dry stretch is when everyone else wants their driveway or lot sealed, too. Estimates booked in spring get first pick of summer dates. Wait until August to call and you may be looking at fall or the following spring instead, so it pays to get on the schedule early.
We sealcoat across the Portland metro from our home base in Gresham, out to Portland and Lake Oswego, and up into the Gorge as far as Hood River.
The sealer is the same. What changes is scope, scheduling, and what we’re protecting against.
Most driveway sealing jobs come down to curb appeal and protecting the investment underneath. A sealcoat keeps oil drips, sun, and winter rain from breaking down the asphalt, and it brings back that clean, dark look. Long rural driveways and RV pads are common out here, and we size the crew to the job. If a driveway is cracked and settling instead of just faded, sealcoating won’t fix it. That’s a job for asphalt paving or an overlay, and we’ll say so up front.
Commercial lots see more traffic, more fluid drips, and more liability once cracks and potholes show up. Property managers and HOAs need the work scheduled around business hours or resident traffic, not the other way around, and we can often section off part of a lot instead of closing the whole thing. This is also where commercial asphalt work like re-striping and ADA-compliant markings usually gets bundled in with the sealcoat.
“I’ve had 3 other company’s come in an seal coat my driveway but these guys were unreal. Took time to wire brush, blow off and crack fill then did and outstanding job. Seems they go the extra mile!”
“Porter’s sealcoating team was meticulous and thorough. The end result looks great. Recommended them to our neighbors!”
“Porter came out and seal coated our driveway. He was professional and timely. My driveway came out perfect. Couldn’t have asked for a better company would highly recommend!”
Free estimates for driveways, parking lots, and private roads across the Portland metro.
Every 3 to 5 years for most asphalt, depending on sun exposure, drainage, and how much traffic it sees. A shaded driveway with light use can often go the full 5 years. A busy parking lot in full sun usually needs it closer to every 3.
Sealcoat is a protective emulsion that blocks water, UV rays from the sun, and oil or gas drips from soaking into the asphalt. Left unprotected, asphalt dries out, turns gray and brittle, and lets water into small cracks where it freezes and expands. A fresh coat also brings back that deep black look.
Dry, mild-to-warm weather. Sealer needs time to cure without rain washing it out, so we schedule around the forecast rather than a fixed date. That’s why most of our sealcoating happens between late spring and early fall here in Oregon.
Plan on 1 to 2 days before regular vehicle traffic, depending on temperature and humidity. We’ll give you an exact timeline for your project before we leave the site.
Yes, and we treat it as part of the job, not an upsell. Cracks get filled and the surface gets scrubbed and edged before any sealer goes down. Sealing over an unprepared surface just traps the problems underneath, and the coat fails early.
Tell us about your driveway or parking lot, roughly how big it is, and when you’d like it done. We’ll follow up within 1 business day.
Tell us a little about the project and we’ll take it from there.
