What is Sealcoating?

Asphalt sealcoating is a liquid coating of an asphalt surface that is used to help protect asphalt. Protection is created in much the same manner as staining wood. Asphalt pavement is essentially made up of rock, oil and sand. The oil within the asphalt pavement helps hold together the rock and sand, but when the oil begins to lose its ability to bond, the asphalt pavement will begin to unravel and deteriorate.

For pennies per square foot, asphalt sealer & asphalt crack sealer protects your investment

Compacted appregate base
Original asphalt concrete over prepared base

Possible second application of asphalt to repair old, neglected surface

The Purposes of Asphalt Sealcoating

Asphalt sealcoating is intended to help slow down the deterioration process caused by the oxidation from sun (ultraviolet rays), rain, chemicals and overall vehicle traffic. This protective coating helps slow down the deterioration process that naturally occurs with asphalt.
Asphalt sealcoating also helps asphalt pavement to drain properly. When asphalt pavement beings to deteriorate, it often becomes rough causing water to sit on the pavement. This water often ends up finding voids and entering the pavement. When an asphalt surface is properly sealcoated, the sealer will essentially waterproof the pavement causing water to easily shed off the pavement because of the smooth surface and not into the pavement creating further pavement damage.
Another purpose for asphalt sealcoating is appearance. Sealcoating can give any old “gray” pavement a facelift, restoring that rich, dark black appearance. Asphalt sealcoating your parking lot or roadway gives it a new, fresh look that often times is mistaken for being entirely new asphalt.
Sealcoating has many advantages for business owners and home owners alike. Think of maintaining your asphalt the same way you would repaint your house every few years as it needs it. Sealcoating saves you money by extending the life of your asphalt while also beatifying your property.

Sealcoating will protect for pennies per square foot, whereas repaving will cost you thousands. Paving prices will continue to increase, so extend the life of your pavement with regular maintenance.

Protect Your Parking Lot or Driveway


Restore the original “black” rich look of new pavement. Sealcoating beautifies and enhances your landscaping, (change to property) thereby increasing the value of your property. Sealcoat keeps your property looking like new while protecting it.

Prevent oxidation

Block out the damaging effects of the sun and ultraviolet rays.

Spill damage

Keep spills – gasoline, oil or any other chemicals - from penetrating the surface of your asphalt.


Protect against the number one pavement destroyer, weather! Water can get into the base layer and cause movement, which leads to cracks, aligatoring and damage from freeze and thaw cycles.


Shield your pavement against the elements that cause cracks and pot holes. Make your property safer, cleaner and more attractive.

Contact Black Diamond Sealcoating in Portland today for a free pavement evaluation!