Sealcoating in Jackson, MS

Sealcoating is a thin protective coat applied over asphalt to shield it from sun, water and oil. Asphalt left bare oxidizes and turns grey and brittle; the surface ravels and opens tiny paths for water. In Jackson, keeping water out matters more than usual, because water that gets through the pavement reaches Yazoo clay, which swells when wet and shrinks when dry. A sealcoat does not make weak pavement strong, but on sound asphalt it slows the wear that leads to cracks.

When to seal

New asphalt needs time to cure first. HomeGuide recommends waiting three to six months after paving. After that, resealing every few years is typical; HomeGuide gives a range of 2 to 10 years depending on sealer and climate, and HomeAdvisor suggests 2 to 5 years for parking lots. Signs it is time: the black color has faded to grey, the surface feels rough, and water soaks in instead of beading.

Weather in Jackson

Sealer needs dry pavement and temperatures between about 50 and 95 degrees, and it takes 12 to 72 hours to cure before cars can use it. Jackson's mild winters and long warm season give plenty of workable days, but summer afternoon storms are the main risk. We watch the forecast closely and reschedule rather than seal ahead of rain. In the hottest part of summer, early-day application keeps the surface below the upper temperature limit.

Prep comes first

Sealer over dirt, oil or open cracks does not last. Before sealing we clean the surface, treat oil spots, and fill cracks with hot-applied crack sealant so water cannot get under the new coat. Potholes and failed areas should be repaired before sealing; we point them out and price them separately.

Driveways and lots

On driveways, we seal edge to edge and keep sealer off garage slabs, walks and landscaping. On parking lots, sealing is usually followed by restriping, and we can section the lot so part of it stays open. HomeAdvisor lists parking lot sealcoating at $0.15 to $0.30 per square foot, far less per foot than a driveway because of the scale.

What sealcoating will not do

Sealer is a surface treatment. It will not level a heaved section, fill a pothole or stop clay from moving under failed pavement. If a driveway has widespread alligator cracking or sunken areas, money spent on sealer is better spent on repair first. We tell you plainly when that is the case, and we price the repairs and the sealcoat as separate lines so you can decide.