ASPHALT SERVICES IN ANTIOCH, IL

Sealcoating offers several important benefits, both visually and functionally. When applied properly, it will:

• Refresh the appearance of your pavement with a clean black finish

• Protect the asphalt from damaging elements like sun, rain, oil, and oxidation

• Extend the life of your driveway or parking lot by slowing deterioration

However, it’s important to understand what sealcoating does not do. Sealcoating is not the same as installing new asphalt, and it will not smooth out rough or uneven surfaces. If your pavement has imperfections—such as dips, bumps, or coarse texture—those will still be visible after sealing. It also does not fill in cracks, including surface-level or hairline cracks. In fact, these smaller imperfections may become more noticeable due to the color contrast created by the fresh black sealer across varying textures.

Over time, porous asphalt may gradually fill in and smooth out with repeated sealcoating applications, but this is a slow process. Additionally, if crack filler is applied, you will see darker black lines where the material was used. These lines are normal and indicate that cracks were treated before sealing.

Sealcoating is a valuable maintenance step, but it’s not a resurfacing solution. If you’re unsure whether your pavement is a good candidate for sealcoating or needs more extensive repair, we’re happy to help assess and guide you toward the best option. 

A general guideline is to apply sealant to newly installed asphalt the year after installation, followed by another application the following year. Subsequently, alternating seasons for resealing is recommended. However, if cracks begin to develop in the pavement, addressing them promptly and servicing the pavement annually is advisable. It's important to note that excessive application of sealant can lead to chipping and flaking.

It is important to note the rate at which sealant wears off can vary depending on various factors such as traffic flow, exposure to water, and tree coverage. Pavements experiencing constant exposure to running or sitting water, as well as those under dense tree coverage, may require more frequent resealing due to accelerated wear.

If you're uncertain about the maintenance needs of your pavement, don't hesitate to reach out to one of our trained professionals. We're here to provide expert guidance and assistance tailored to your specific situation.

Pavement cracks.  It happens and it can’t be avoided.  You can, however, avoid costly repairs and premature pavement deterioration by fixing cracks and other minor problems as they occur.  By now you probably know the basics, but here is a quick overview!

Mother Nature is quite powerful; the extreme polarities of weather take their toll on all pavement.  Water is one of the biggest direct factors in pavement deterioration.  When water gets into the pavement subgrade, during winter months or other extremely cold periods, it freezes, expands and causes pavement to crack.  When left unrepaired, water also causes the subgrade base to become unstable and prematurely deteriorate beyond repair.

So how does water get inside the pavement in the first place?  Overall deterioration due to road salts, heavy trucks, oil spots and sunlight are major factors.  While water will directly cause cracks, the other factors are what allow water to penetrate through the surface layer in the first place.  Sunlight dries out the tar in pavement, allowing small areas for water to seep through.  Other forms of damage allow water to get in and cause damage.  See how this all works?  This is why routine crack filling and sealcoating of pavement keeps it in the best possible condition.

Let’s answer some of the most common questions asked about pavement cracks:

• When should pavement be crack filled? Crack filling should be done throughout the life of your pavement and at least once per year to keep your pavement in its best possible condition. We recommend applying a crack filler to cracks that are ¼”+ wide/ deep that run horizontal and vertical on the pavement. Cracks smaller than this do not have enough foundation for the crack filler to adhere to. Sealcoat will help fill in the smaller, superficial cracks but will not make them disappear. 
• What time of year should pavement be crack filled? Crack filling season is the same as our sealcoating season. It begins in late April and ends in October. In the colder months cracks expand and in the summer months, cracks contract.
• How often should pavement be crack filled? Since this is part of routine maintenance, it can be done as often as needed but should ideally be done at least once per year.
• Can all types of cracks be filled? No. Only straight line cracks should be filled.  Alligator cracks and surface cracks cannot be filled.
• Why can’t alligator cracks be filled? When alligator crack areas appear in a parking lot it means that water has penetrated the subgrade layer and that pavement can no longer support the weight of the traffic. It’s a sign of extreme pavement deterioration that requires complete pavement reconstruction to fix.
• We had our pavement crack filled and some of the cracks re-opened? This happens during drought conditions and freeze-thaw cycles in winter when greater expansion and contraction of pavement is occurring. Cracks may re-open due to excessive heat or dry spells which cause expansion and contraction.  The filler is designed to adjust to moderate temperature fluctuations, but it will not always work during extreme weather conditions. This is why crack filling is a yearly maintenance procedure.
• Will the crack-filling material track into my buildings? It can if it is walked on prior to drying.  Any pavement area being repaired should be made off-limits before any repair work is started.  During hot months crack filler softens. 
• Will sealcoat material stick to crack sealing material? Yes, it will.  The two materials will bond but since the crack sealing material is designed to expand and contract through a wide temperature range, sealcoat can chip away from the crack sealant.  There is a color difference between the two materials, so you can tell if a crack filled area needs to have another layer of sealcoat applied.
• Can pavement that has cracks sealed or will it require complete reconstruction? Linear cracks in the pavement are fine for applying a crack filler and sealcoating the pavement. They do not require complete subgrade reconstruction. If pavement has alligator cracks, deterioration in the asphalt surface down to gravel, and/or an excessive amount of cracking, it will need to be completely reconstructed.
• Does sealcoat hide cracks and crack filler, making pavement look like new? No, it does not.  You will see crack filler through sealcoat, as the crack filler is designed to expand and contract with temperature changes.  Pavement takes on a dark, vibrant color after sealcoating, but you will still see repaired crack areas through the sealcoat.
• What is the best thing I can do to prevent cracks in my pavement?  Two things: commit to yearly pavement inspection and maintenance to fix minor (¼”+) cracks and problems bearefore they turn into bigger problems.  Crack filling and sealcoating are the best ways to prevent more cracks from forming in pavement. Second, be diligent about inspecting your pavement so you find small cracks before they turn into bigger ones.
•  How is crack filler applied, and how does it work?  We offer two crack-filling options. 

1. Cold Crack Fill: This option is recommended for most residential applications. This product is a premium asphalt emulsion based heavy bodied crack filler that is troweled into the crack with a “V” shaped squeegee. It provides a good seal of the cracks without a heavy raising from the asphalt surface.
2. Hot Rubber Crack Fill: Primarily for commercial use. This crack filler is applied hot (about 300° F) and is squeegeed tightly into the crack. When crack filler cools off, it expands. It’s designed to be flexible and move with changes in temperature as pavement expands and contracts. This product does protrude from the surface more than the cold crack fill and can become pliable in hot temperatures.

Cracks larger than ¾" fall outside the scope of standard crack filling included in most estimates. These wider cracks often require additional material, time, and a different application process to ensure proper adhesion and long-term performance.

To help keep costs down and streamline the process, we use satellite imagery for approximately 95% of our estimates. While this is highly effective for general measurements and layout, it doesn’t always reveal the condition or width of individual cracks. That’s why we rely on customers to notify us if their pavement has wide or unusual cracking that may not be visible from imagery. In many cases, we’ll request photos so we can provide a tailored quote in a timely and accurate manner.

In some cases, a hot rubber crack fill product may be recommended. This is a specialty material applied using dedicated equipment that our technicians do not carry on every truck. If you believe your driveway may need this type of repair, it’s important to notify us prior to your scheduled service so we can assess the area and plan accordingly.

Here’s what to keep in mind:

• Let us know in advance so we can evaluate and provide an updated quote if needed.

• Additional charges may apply depending on the total footage and severity of the cracks.

• If no one is available on-site to approve the extra work, our technicians will proceed with the scope outlined in your original estimate. We do this to avoid surprise charges and maintain transparency.

We strongly encourage all customers to review their written estimate and reach out if they feel their driveway may require more extensive crack repair. That way, we can ensure the right materials, equipment, and crew are scheduled for your project.

To ensure the best results and a smooth service experience, here are a few important steps to take before your scheduled sealcoating:

🧹 1. Clear the Driveway

Please remove all vehicles, trailers, basketball hoops, planters, and any other items from the driveway and surrounding edges. This gives our crew full access.

🚪 2. Leave Garage Doors Open (If You’re Home)

If you’ll be home during service, we recommend leaving your garage doors open during application and while the sealer cures. This helps protect them from potential splatter and eliminates the risk of staining in the event of unexpected rain.

🌿 3. Treat Vegetation in Cracks

At least one week before your appointment, we recommend applying a vegetation killer to any grass or weeds growing through cracks. This allows time for the product to penetrate the root system and helps prolong regrowth after sealcoating.

🛢️ 4. Pre-Treat Oil Spots

If you have oil spots on your driveway, please pre-treat them using Dawn dish detergent and an old broom. Scrub the area and rinse thoroughly. This may need to be repeated to remove residual oil and reduce the risk of bleed-through. For more details, see the section titled “What do I do if I have an oil spill on my driveway?”

🐾 5. Keep Pets and People Off the Surface

Once the sealer is applied, it needs time to cure. Please keep children, pets, and foot traffic off the driveway until it’s fully dry—typically 24–48 hours, depending on weather.

💧 6. Turn Off Sprinklers

If you have an irrigation system, please turn it off the night before and the day of service to avoid water interfering with the sealant.

🗓️ 7. Plan for Limited Access

You won’t be able to drive or park on the driveway for 24-48 hours after sealing. If you’ll need access to your vehicle, consider parking it on the street or in a neighbor’s driveway ahead of time.

📬 8. Let Us Know About Special Circumstances

If you have drainage concerns, sensitive landscaping, or specific access needs, please let us know in advance so we can plan accordingly.

If your driveway has oil spots or any type of lubricating fluid, proper preparation is key to ensuring the best possible sealcoating results. We recommend pretreating any oil-affected areas with Dawn dish detergent, followed by thorough rinsing—ideally multiple times. This helps break down and remove residual oil, which can interfere with the sealant’s ability to bond and protect the asphalt. However, this does not guarantee there will not be a bleed-through.

If needed, Mike’s SealCoating & Services can apply an oil prep treatment. However, it’s important to understand that this product is designed solely to help the sealant adhere—it does not guarantee that bleed-through won’t occur. In fact, areas treated with oil prep may result in darker black marks, especially if the stain is deep or active.

If you’ve already cleaned the oil spots using a degreaser prior to service, oil prep is typically not required. In these cases, the sealant will adhere properly without the risk of additional discoloration from the prep product itself.

It’s also important to note that sealcoating is a maintenance measure, designed to protect and extend the life of your driveway—not to conceal every imperfection. Slight bleed-throughs may still occur, especially over oil spots, but as long as the sealant has properly adhered to the pavement, these marks are strictly cosmetic. In some cases, it may take multiple coats over time to fully minimize the appearance of oil stains.

Proper surface prep helps protect your investment and ensures a cleaner, more uniform finish. If you’re unsure whether your driveway needs oil prep, feel free to reach out—we’re happy to guide you through the best approach for your surface.

Providing quality results while respecting our customers’ schedules is extremely important to us. Please know that we do not take rescheduling lightly. When making that decision, we carefully consider multiple factors to ensure your project is completed under good conditions.

We are constantly monitoring the forecast and strongly recommend staying on your scheduled date until the day of service. If you feel uncomfortable for any reason about completion on a given date, please contact us the morning of your appointment. By not moving your appointment prematurely, you allow us to see how many appointments in your area require a new date—this helps us group projects together and get you rescheduled sooner if needed.

We closely monitor weather patterns to protect your investment and ensure optimal results.

• If a complete washout is expected, we will proactively reschedule your appointment in the morning using our confirmation system and assign you the next available date.

• If rain is forecast later in the day, but conditions are favorable during our service window, our technicians will proceed with their route and assess each location individually. If they determine that drying may be compromised, we’ll promptly confirm a new date for your service.

It’s important to understand that dry time and cure time are not the same. In some cases, the sealer may become rain-safe within approximately 30 minutes of application. However, it typically requires 24–48 hours before it’s ready to support heavy vehicle traffic. Each driveway is different, and factors such as shading, surface texture, and surrounding vegetation can significantly affect how quickly the sealer dries and cures.

New asphalt receiving its first coat or very porous asphalt, presents additional challenges due to how much sealer it absorbs. This makes it especially vulnerable to rain, so we are extremely cautious when rain is in the forecast. In some cases, we may need to reschedule more than once to find a date with weather conditions that are truly conducive to proper application and curing.

In all cases where rescheduling is necessary, you’ll receive a text confirmation with the new date, and full details will be sent via email. If that date doesn’t work for you, simply contact our office—we’ll be happy to find an alternative that fits your schedule.

Not necessarily. In many cases, if the pavement has been sealed multiple times and it is during the summer heat, the sealer can become rain-safe within approximately 30 minutes of application, meaning rain after that window would not cause any damage. However, it’s important to understand that dry time and cure time are not the same.

While the surface may be dry shortly after application, full cure time typically takes 24–48 hours before the driveway is ready to support heavy vehicle traffic. During this period, the sealer continues to harden and bond with the pavement.

Several factors can affect how quickly your driveway dries and cures, including:

• Shaded areas from trees, buildings, or overhangs

• Surface texture and porosity of the asphalt

• Humidity and cloud cover

• Surrounding vegetation that may retain moisture

If rain does affect the sealant before it’s rain-safe, you will be able to see visible signs of disruption—such as bare patches or areas where the sealer appears washed away. If you notice anything unusual, please reach out. We’re happy to assess the surface and advise on any next steps if needed.

While we constantly monitor the forecast and make every effort to schedule around weather conditions, Mother Nature sometimes has a mind of her own. Unexpected rain can move in quickly, or weather systems may arrive earlier than predicted. We do our best to anticipate these changes, but occasionally, things happen outside of our control. If that’s the case, we’ll work with you to make it right.

Your satisfaction and the longevity of your pavement are always our top priorities.

We work around garbage companies all the time, so it’s not an issue. If your garbage cans are on the driveway when our crew arrives, the techs will simply move them off to the side before sealing. The garbage company will still collect them without any problem—this is a routine part of our process, and everything runs smoothly.

Everyday products that can cause damage/ discoloration to your freshly sealed driveway:

• Antifreeze, oil, and other fluids dripping from your car.
• Playground chalk – can come through the sealer.
• Chocolate – has oil & paraffin wax in it and will peel sealer. (Believe it or not, this happened to a customer).
• The pitch from pine trees (and possibly other sap dripping trees)- brown ring marks or streaks will come through the sealer and may develop marks if it drips on after application.
• Standing gravel from over the winter- wears the sealer prematurely. Also, tire chains on snow blowers will leave marks on the asphalt. As do snow plows. 
• Lawn chemicals that are sprayed on the grass and allowed to overspray on the sealer.
• Wash and Wax products used to wash your car – if you use them, do it on the street or on your lawn – sealers will not stick to these products. And when used after the sealant has been applied it will cause a “milky white film” on the asphalt.
• Foam tire cleaners that are silicone-based.
• Anything that has a paraffin wax base.
• Plant food or soil fertilizer that is in a potting mix that may rinse on the pavement after watering.
• Constant dripping or running water will cause the sealer to wear prematurely.

It is common to see white and rust-colored stains on freshly sealed asphalt. 

1. This is not some defect in the sealer or caused by an error during sealing, but actually comes from a natural compound found in water, gravel, and dirt.
2. Mineral Salts can dry on the surface as a result of water run-off. They can also be pumped up through soil and gravel to the asphalt surface. A white residue will often show up where there are cracks. Calcium Carbonate is also common in soil and gravel and can leave a white residue. 
3. Rusty red-orange and brown are other common colors of residue left from rusty cars and plant byproducts. 

Stains can happen at any time, but are simply more noticeable on freshly sealed asphalt, due to the contrast. Don’t fret; these stains will naturally wash away with time. 

When sealing a driveway, we focus on filling cracks that meet specific criteria to ensure proper adhesion and long-term performance. If some cracks were not filled during your recent service, here are a few common reasons why:

• Size and Type of Crack:

We typically fill cracks that are at least ¼ inch wide and have enough depth to hold crack filler. Hairline cracks or shallow surface checking may not be filled, as the material won’t bond properly and will re-open prematurely.

• Structural vs. Surface Cracks:

Structural cracks that penetrate deeper into the asphalt are prioritized. Surface-level imperfections or cosmetic lines may be left untreated if they don’t pose a risk to the integrity of the pavement.

• Customer Scope or Budget:

In some cases, the scope of work or budget may limit which cracks are addressed during service. If your estimate was for basic sealcoating without crack repair, our focus is solely on applying the sealer. For quotes that include crack filling, we specify the number of linear feet included in the price.

If there are additional cracks beyond what’s listed, and no one is available on-site to discuss the need for extra filler and associated fees, our technicians will proceed with the work as quoted. We’re not in the business of adding surprise charges to your invoice, which is why we strongly encourage all customers to carefully review their written estimate and reach out if they feel the scope may not fully address their situation.

If you have specific cracks you’re concerned about, we’d be happy to take a look and explain whether they qualify for filling or recommend next steps.

Replacing a driveway is a big decision and can be a big investment. You should look into a full driveway replacement if your driveway has:

1. Multiple potholes: A large number of potholes that are deep enough to affect the foundation are a good sign your driveway needs replaced. They will gather water and lead to more damage and will be costly to repair individually.
2. Alligator or spiderweb cracks: Cracks that are interconnected, look like scales and cover the majority of your driveway are a sign that it’s time to replace your driveway.
3. Aged more than 20 years: An asphalt driveway that is 20 years old and showing signs of wear should be replaced completely.
4. Multiple areas that require independent repairs: If you have multiple issues that require repairs, that might be when it’s time to replace your driveway instead.
5. Deterioration. If the asphalt surface has started to deteriorate and produce a large amount of gravel the structure may be compromised and replacement may be your best option. 

It’s completely normal for texture differences in asphalt to become more visible after sealcoating. The sealcoat adds a uniform black finish, which can highlight subtle inconsistencies in the underlying surface. This is not a flaw in the sealcoating process—it’s simply how the materials interact. Over time, as additional coats of sealant are applied during routine maintenance, the voids in the coarser areas will gradually fill in, and the overall appearance will become smoother and more uniform.

Here are a few common reasons these variations may appear:

• Multiple asphalt batches: Large paving jobs often use several batches of asphalt. Slight differences in the mix—like the ratio of sand and stone—can create texture variations that the sealcoat makes more noticeable.

• Different application techniques: Machine-laid asphalt tends to look smoother than hand-applied sections, such as edges or tight corners. Sealcoating doesn’t hide these differences—it can actually accentuate them.

• Natural aggregate variation: Asphalt contains stone and binder. Sometimes larger stones rise to the surface, creating rougher patches that sealcoat settles over differently.

• Compaction differences: If some areas weren’t compacted as firmly during paving, the sealcoat may highlight those inconsistencies in texture.

These variations are cosmetic and do not affect the performance or durability of the sealcoat. If you ever have questions about your specific surface, we’re happy to take a look!

Sealing new asphalt for the first time is a more intensive process. Fresh pavement is highly porous and absorbs more material, which means more sealer is required to properly saturate and protect the surface.

This first coat sets the foundation for long-term durability, which is why it’s priced higher than routine maintenance coats.

Scheduling the initial sealcoat on new asphalt presents unique challenges due to how much sealer the fresh pavement absorbs. Because of this, it takes significantly longer for the surface to become rain-safe. Factors like cloud cover, humidity, and shaded areas from trees or overhangs can further slow the drying and curing process.

Even a brief shower during this extended cure time can wash away uncured sealer or cause unsightly splatter on nearby surfaces, which is impossible to remove. To protect your investment and ensure a high-quality finish, we often make last-minute schedule adjustments based on evolving weather conditions.

We truly appreciate your flexibility—it allows us to deliver the best possible results while working around the unpredictability of Mother Nature.