Asphalt Sealcoating in Denver, CO
Sealcoat for driveways, HOA drives and commercial parking lots across Denver and the surrounding metro area. We clean the surface, prime the oil spots, seal the cracks, then squeegee or spray a coat that shields the binder from UV, water and de-icer. Striping goes back on once it has cured.
- Free written estimates
- Licensed and insured crews
- Hot-mix asphalt, compacted right
- Clean job sites
Sealcoat is a wearing layer. It is not paint and it is not a repair. It sits on top of the asphalt and takes the UV, the water, the oil drips and the mag chloride that would otherwise attack the binder holding the aggregate together. Asphalt Denver seals driveways and commercial lots across Denver and the surrounding metro area.
Preparation is most of the job. A lot that has been blown clean, scrubbed at the oil spots, primed where the binder burned off and crack-sealed before the coat goes down will hold that coat for years. Sealer sprayed over dust and loose stone peels inside a season, and that is where cheap sealcoating earned its reputation.
Sealcoating fixes nothing structural. If the base is failing, a fresh black surface hides it for a year and no longer. We will say so before we take the job.
What the work covers
- Blowing, sweeping and wire-brushing the surface, edges and expansion joints
- Degreasing and priming oil and fuel-stained areas so the sealer can bond
- Hot-pour rubberized crack sealing before the coat goes on
- Small patches and pothole repairs where the prep calls for them
- One or two coats of asphalt emulsion sealer, squeegeed or sprayed
- Sand loading in the mix for traction on drives, ramps and slopes
- Hand-cut edges against concrete, curbs, garage slabs and landscaping
- Re-striping after cure on commercial lots
When you need it
- The surface has gone from black to grey and the stone is showing through
- Loose aggregate comes off when you brush a hand across it
- Water soaks in and darkens the surface instead of beading on it
- Fine hairline cracking spreading across the mat
- Two to four years since the last coat
- New pavement that has now cured for at least six to twelve months
How the job is done
- 01
Check whether it is a candidate
We look at the age, the cracking pattern and the drainage. Pavement that is raveling badly or moving underfoot needs repair or resurfacing before sealer is worth anyone buying.
- 02
Clean it back
Blowers, brooms and wire brushes take the surface back to clean asphalt. Edges, joints and the curb line get the most attention, because that is where sealer lifts first.
- 03
Treat and repair
Oil spots get a bonding primer, cracks get hot-pour rubberized sealant, and anything that has opened up gets patched. Sealer applied over an open crack just disappears into it.
- 04
Apply
Emulsion sealer goes down by squeegee at the edges and by spray or squeegee across the field, in one or two coats depending on the surface and the traffic it carries.
- 05
Cure and reopen
Off for 24 hours in warm dry weather, longer if it is cool or shaded. Commercial lots reopen in sections. Striping follows a day or two behind.
Sealcoating in Denver
The case for sealcoating is stronger in Denver than at sea level. Thinner air at 5,280 feet means more UV reaching the surface, which oxidizes the asphalt binder and leaves the aggregate loose on top. Winter supplies the other half of the damage. Plow blades, sand and mag chloride sit on the surface for months, and the freeze-thaw cycle works water into anything that has opened up.
Timing is the practical constraint. Sealer wants surface temperatures around 50 degrees and rising, dry pavement, and no rain in the forecast across the cure window, so the season here runs roughly May to early October. Book HOA and commercial work early, because every property in the metro wants the same six weeks in late spring.
What it costs
Sealing is priced per square foot. HomeGuide put professional driveway sealing at $1 to $2 per square foot installed, which is about $400 to $800 for a 20 by 20 driveway and $580 to $1,200 for a 24 by 24, and it uses the same $1 to $2 range for sealing asphalt lots. The rate per square foot drops as the area grows, since mobilization is spread further. Crack sealing and patching in the prep are quoted separately. National figures, as of 2026.
Why work with us
- Prep is itemized in the estimate so you can see what you are paying for
- We turn down lots that need repair instead of sealer, and explain why
- Edges cut by hand at concrete, curbs and garage slabs
- Commercial work staged in sections or run overnight so you keep trading
- Free written estimates, licensed and insured
Related services
Areas we cover for sealcoating
Not listed? We cover Denver and the surrounding metro area. See every area we work in.
Sealcoating questions
How often should I sealcoat in Denver?
Most driveways and lots here want a coat every two to four years. Sun exposure, traffic volume and how much plowing the surface takes decide where in that range you land. Sealing more often than every two years wastes money and can build a film thick enough to crack on its own.
How soon can new asphalt be sealed?
Wait six to twelve months. New hot-mix has to release its lighter oils and harden first. Seal it too early and you trap those oils, which leaves a soft surface that scuffs and tracks. Crack sealing and striping can happen well before the first sealcoat.
Is commercial sealcoating different?
Same product, different logistics. Commercial lots get staged in sections or done overnight so the business keeps trading, they usually need more crack sealing and oil-spot priming, and they get re-striped afterwards. The rate per square foot is lower than a driveway because the crew sets up once for a much larger area.
Coal tar or asphalt emulsion?
We use asphalt-based emulsion sealers. Coal tar is durable, but it is banned or restricted in a growing number of jurisdictions on health and water-quality grounds, and it is not worth the argument with a tenant, an HOA board or a stormwater inspector.
How long before we can drive on it?
Plan on 24 hours in warm, dry, sunny conditions. Shade, cool air or high humidity can stretch that to 48. Foot traffic is usually fine sooner. We tape and cone the area, and the reopen time is in the estimate before we start.
Will sealcoating fill my cracks?
No. Sealer is roughly the thickness of a business card once it dries, so it bridges nothing. Cracks are filled first with hot-pour rubberized sealant as part of the prep, and that line stays slightly visible under the coat. Anyone promising sealer alone will hide cracks is selling you a season.
Get a free sealcoating estimate
Tell us about the pavement and we will come back with a free written estimate.