If you notice your driveway or parking lot showing cracks, or the color turns from fresh black to faded gray, you might need asphalt sealcoating Colorado Springs CO. You do not need to seal your pavement every year. Most of the time, every two to three years is just right, but the exact answer is a bit more complex than that.
Why Regular Sealcoating Matters in Colorado Springs
Here is the thing: the weather in Colorado Springs is tough on asphalt. Between the sun, wind, snow, and freeze-thaw cycles, your pavement takes a beating. If you skip sealcoating Colorado Springs for too long, you end up with cracks, crumbling edges, and expensive repairs.
The secret is to reseal before the old coat wears off, not right after the first cracks appear.
Miss that window, and you will probably pay more, either in patching or totally replacing stretches of pavement.
What Impacts How Often You Need to Seal Asphalt?
A lot of things, not just time, play a role:
- Weather exposure: More sun and rain means more wear
- Usage: More cars or heavy trucks wears it faster
- Quality of the last sealcoat: Better materials last longer
- Current damage: Areas with lots of cracks and holes must be repaired first
Your neighbor’s driveway might last longer than your parking lot. Or the opposite. There is no single answer for everyone.
How to Tell Your Asphalt Needs Sealing
- Surface turns light gray and looks dry
- Fine cracks start to appear
- You see sand or gravel wearing off on shoes or tires
- Rainwater pools more than before
A simple water test can help: pour a small amount of water and see if it beads and runs off. If it soaks in, it is time for asphalt sealing Colorado Springs.
Water that darkens and soaks into your asphalt is the clearest clue that your sealcoat has worn out.
Common Mistakes People Make With Sealcoating Timing
- Waiting until damage is severe
- Sealing right before a rainstorm
- Applying too often (every year)
- Ignoring minor cracks until they spread
Sealing every year, I think, is overkill unless you manage a huge lot with daily traffic. Home driveways are different from big parking areas.
Is Colorado Springs Unique When It Comes to Sealcoating?
Almost. The sun is stronger at higher altitudes. Snowmelt penetrates cracks. Add in regular freeze-thaw cycles, and pavements age surprisingly fast. This makes Colorado Springs sealcoating more necessary than in many other states.
Getting Sealcoating Right: Not All Materials or Contractors Are Equal
Some people try to save money by picking cheap sealers or inexperienced crews. That rarely works. Good asphalt contractor Colorado Springs options are upfront about prep, materials, and what results to expect.
- Prepping the surface is non-negotiable. Dirt, oil, and grass all weaken the seal.
- Repairs matter. Sealing over deep cracks does not protect your pavement; it just hides problems.
- Respect drying times. Rushing means the coat wears out faster or peels.
A friend used a budget crew one year. The surface looked good for a month, then big patches peeled up after rains. Re-doing it ended up costing more than doing it right the first time.
How Parking Lot Sealcoating Colorado Springs CO is Different From Driveway Sealing
- Parking lots get constant, heavy use compared to most driveways
- Oil spills, snowplow scrapes, and delivery trucks all speed up wear
- Line striping must be redone after sealing
A business lot usually needs sealcoating a bit more often, usually every 18-24 months. Sometimes sooner if there is a lot of truck traffic.
Repair or Sealcoat First?
If you already have real damage to your asphalt, like potholes or wide cracks, you need asphalt repair Colorado Springs first. Sealing is more of a protection step, not a fix for big holes or deep breaks.
Always fix damage before sealing. Skipping repairs just traps water and debris, causing more problems.
This means calling a contractor out for an estimate if you are unsure what level of work you need.
How Much Does It Cost to Get Your Asphalt Sealed?
Prices in Colorado Springs depend on the size of your area, current condition, and who you hire. For smaller driveways, the bill might be a few hundred dollars. For bigger commercial lots, it varies more. Most jobs use gallons of sealant, so a larger job means a bigger bill.
This is where picking a contractor like Asphalt Advanced Services LLC may seem expensive up front, but cheaper over time.
| Size | Average Cost Range | Frequency Needed |
|---|---|---|
| Residential driveway | $300 – $500 | Every 2-3 years |
| Small commercial lot | $1,500 – $3,000 | Every 1.5-2 years |
| Large commercial lot | $4,000+ | Every 1-2 years |
Why Pick Asphalt Advanced Services?
I have seen their crews in local neighborhoods, and people seem pretty happy. They answer questions directly and do not hide fees. Their estimates are straightforward without pressure to upsell unneeded services. That is rare.
- They tackle repairs first, not just cover damage
- Their teams work cleanly and quickly, which means less mess for you
- You get a real sense of when the job will finish, not just a vague ‘soon’
Is DIY Sealing Worth It?
- For small surfaces, maybe. Saves a few bucks.
- For anything big, the prep work, materials, and time needed usually beat the savings.
Easy to think you can just buy buckets and get it done. But without the right prep or timing, it will probably peel, wash away, or not bond. I am not a fan of DIY for big jobs.
Sealcoating: More Than Just Looks
Some see the fresh black as just ‘prettier,’ but the main job is protection. Water and sun wear down unsealed asphalt. Once it is gray and full of small cracks, water gets in and makes those cracks wider. One year I ignored a crack in my own driveway and ended up with a big hole after a winter of melt and refreeze.
So, while it does look better, the real value is behind the scenes.
When Should You Schedule Asphalt Sealing?
Seal in spring or early fall for the best results. The ground is not too hot or too cold. Rain is less frequent. Most companies line up their busiest seasons here, so scheduling ahead makes sense.
Common Questions About Sealcoating in Colorado Springs
- How long before I can use the surface? Usually one to two days, based on weather.
- How do I prepare the surface? Remove oil spots, sweep debris, and get rid of cars ahead of time.
- What if it rains soon after sealing? The job often must be repeated, and that is a loss for everyone.
Signs It Is Time to Call an Asphalt Contractor
- Cracks keep growing after each winter
- Big potholes appear
- Surface is uneven or collects puddles
- Sealcoating is over three years old
If you see any of these, do not put it off.
Why Repairs Before Sealing Matter
Sometimes people focus only on a new sealcoat, ignoring that their asphalt has deep cracks or loose edges.
Sealcoating locks in whatever is there, including weeds, dirt, and worst of all, water.
Getting repairs first stops new problems before they start, making your new seal last longer.
Benefits of Regular Sealcoating
- Slows down fading and damage
- Helps repel water and sun wear
- Makes sweeping and snow shoveling easier
- Improves first impression for homes and businesses
Finishing Thoughts
When it comes to asphalt sealcoating Colorado Springs CO, every two to three years is a good rule for most. Some lots will need it more. Pay attention to signs: cracks, puddles, color change. Do not ignore repairs, use pros with real experience, and pick a season that gives the best odds for a perfect job. Your pavement, and your budget, will thank you in the end.