A protective seal coat that slows down what year-round desert sun does to an unprotected driveway.
Sealcoating applies a protective liquid coating over cured asphalt, filling small surface voids and blocking UV rays, oil, and water from working directly on the binder that holds the asphalt together. It's maintenance, not a repair, it doesn't fix a structural crack or a rutted section, but on a sound driveway it's the single most cost-effective thing you can do to slow the clock on the next resurfacing job.
In Summerlin, that clock runs faster than most of the country. A dark, unsealed driveway can hit 160°F on a summer afternoon, and that heat is what dries out and cracks the binder over time. A seal coat works like sunscreen for the surface, it reflects heat instead of absorbing it and keeps UV rays from reaching the asphalt directly, which is the main reason a sealed driveway ages slower than an unsealed one next door.
We check the driveway's condition, confirm it's a sealcoating candidate rather than a repair job, and measure square footage on site.
A flat price in writing based on square footage and surface condition, no per-visit surprises.
The surface is cleaned of debris, and any oil spots are treated with a primer so the sealer bonds properly instead of lifting later.
A commercial-grade sealer is applied by squeegee or spray, timed around the day's temperature so it cures evenly rather than tracking or streaking.
A walkthrough on cure time and when it's safe to drive and walk on the surface again.
Driveway sealcoating typically runs $0.15-$0.25 per square foot in the Las Vegas area for a standard residential job, less than a fraction of what a full resurfacing costs, which is exactly the point of doing it on a regular cycle.
Get my flat written quoteMost residential driveways in the Las Vegas area do well on a 2-3 year cycle, sometimes closer to 2 given how much UV exposure a Summerlin driveway gets most of the year. We'll give you a specific recommendation based on your surface's condition at the estimate.
No, sealcoating is a protective maintenance coating, not a structural repair. Existing cracks need to be filled first through our crack repair process, then the whole surface can be sealed over the top. We'll tell you plainly during the estimate if your driveway needs crack repair before sealing makes sense.
Foot traffic is usually fine within a few hours. We generally recommend waiting 24-48 hours before driving on it, longer in peak summer heat when cure time runs slower than the label suggests.
Yes. Pavement surface temperatures on an unprotected driveway can run well above 130°F on a summer afternoon here, and that heat is what oxidizes and dries out the asphalt binder over time. A seal coat blocks UV penetration and slows that oxidation, which is the main reason we recommend a regular sealing cycle instead of waiting until damage shows.
Before, if your driveway is due. A sound seal coat sheds monsoon rainfall instead of letting it soak into surface pores, which matters most right before the season's heaviest storms typically hit in mid-July through late August.
Same business day, Mon-Fri.
