Frequently Asked Questions

Please note specific customer responsibilities for Seal Coating and Paving Projects:

Move all vehicles and other items off the asphalt and at least 50 feet from the work area before the project is scheduled to begin.

Turn off automatic sprinklers the night before the project is scheduled to start and leave them off until the project is completed.

Notify all parties of the scheduled work and make other arrangements for deliveries, etc.

PLEASE re-schedule landscapers


If necessary, have a tow truck either on site or on call.

1.) Why should I have my pavement seal coated?

Besides making your parking lot look much better, sealers protect asphalt from the destructive elements of weather, gas, oil and other chemicals that damage the paved surface.

2.) How often should asphalt be sealed?

Asphalt should be seal coated every two to three years. The amount of traffic is one deciding factor. Surfaces that receive light traffic, like home driveways and small businesses, require re-coating less frequently than parking lots receiving moderate to heavy traffic.

3.) Aren't all brands of sealer the same?

All brands of pavement sealer are definitely NOT EQUAL. Federal Spec. sealers require dilution rates of up to 40% of water. Even if several contractors use the same product, most contractors will use mix designs to their advantage. M&D Blacktop follows the manufacturer's specification. In fact, M&D Blacktop chooses a dilution rate of 25%-30%; this is the low (best) end of the dilution rate scale. Some contractors have been known to over-dilute their sealer. These products have lower solids content and cannot hold as much sand, causing a slippery surface when dried. Additionally the coating will not perform properly and money will be wasted.

4.) Will sealer make the pavement slippery?

This is a great question, pavement sealer will not make the surface slippery if applied properly. We use a sand-slurry mix of pavement sealer. Silica sand is mixed into the sealer at a rate of 3-6 pounds per gallon of sealer depending on the quality on the sealer you use. Not all contractors use this type of mix, so be sure you find out if sand is mixed into their material. If sealer is applied without sand mixed into the sealer, then yes, your parking lot will be very slippery. This is a major liability issue for business owners.

5.) How should the sealer be applied?

The best way to apply asphalt sealer is to use the following method:

The first coat of sealer should be applied using a motorized, seal coating, squeegee machine. The squeegee machine will help force sealer into the pores of your asphalt surface, filling in voids and providing a well sealed surface.

The second coat can be applied using a spray unit specifically designed for seal coating. This will provide a nice even, uniform coat of sealer, suitable for driving and walking.

In some cases spraying both coats of sealer is acceptable.

!!CUSTOMER BEWARE!! Which ever method of seal coating is chosen, it is ALWAYS important to make sure the equipment is specifically designed for seal coating, has mechanical agitation (mixing), a proper pumping system and most importantly is being applied by a trained, professional seal coating crew.

6.) Can sealer fill cracks in pavement?

No, sealer will not fill cracks in the pavement. Larger cracks should be sealed with a hot rubber crack sealer prior to sealing.

7.) What causes scuff marks in the freshly sealed asphalt?

Scuffing usually occurs on hot days during the first month after sealing has been done. This is a temporary thing and will blend back into a smooth looking job after time. The best way to avoid scuffing is to be sure your vehicle is moving before turning the wheels.

8.) How many coats of sealer should be applied?

Two coats of sealer are recommended on most parking lots receiving moderate to heavy traffic. A third coat of sealer is recommended on parking lot entrances and drive lanes where excessive wear occurs due to constant turning and heavy traffic.

9.) What is hot-pour crack sealer?

Hot-pour crack sealer is a flexible, rubber-like product that starts out as a solid, rubber block or cube, and is melted down in a special melter. Once melted, the sealer is applied over the cleaned out crack. Once cooled, it can be sealed over, or driven on without any problems.

10.) How important is it to clean out cracks prior to filling/sealing?

It is very important to clean out cracks prior to filling them. Debris left in cracks will cause the crack sealant to break loose prematurely and work free of the crack. In cases where vegetation is growing through cracks or there is moisture in cracks from a previous rain, it is very important to use a propane powered heat lance to remove the moisture and/or vegetation prior to applying crack sealant.

11.) What is the difference between hot-pour and cold-pour crack sealants?

Hot-pour crack sealer is melted and applied, then cools to a pliable, rubber-like consistency, allowing it to expand and contract with the crack. Cold-pour crack sealers can be a water or asphalt based product that is applied to cracks in a liquid form, and then dries to a solid. Cold-pour crack sealers usually do not perform as well, due to their lack of flexibility when dried.

12.) Can I change to a different striping layout?

Yes, we can change your existing parking lot layout if you wish. To do this, you must first have the old lines painted over with traffic blackout paint. A word of caution....the old layout lines will most likely be discernible as a dark shadow-like outline under the sealer.

13.)Is there a specific type of paint that should be applied to fresh sealer?

The only types of paint that should be used on a freshly sealed parking lot are latex or acrylic latex waterborne traffic paints. These types of paints will not discolor like oil based and chlorinated rubber based paints.

14.) Will I have to close my business while the work is performed?

No, we will do our best to keep your business open and running while the work is being performed. A lot will depend on the size and number of access points available to enter the building. If possible, we will do work when the parking lot is not being used.

15.) Will the pavement sealer cover oil stains?

Pavement sealer will not adhere to oil stains unless the stain is first burned or treated with an oil spot sealant. Even after the spot has been treated with prime it may reappear.

16.) What are the best weather conditions for applying pavement sealer?

Pavement sealer should only be applied when the surface temperature is 40 degrees and rising and there is not a significant rain hazard in the near future. If the possibility of rain is too great and we feel there is a real danger in having your property damaged or your sealer washed away, we will contact you and re-schedule the project.

17.) Can work be scheduled on a Saturday, Sunday or holiday?


18.) How soon can I re-open my parking lot to traffic after it has been sealed?

We can usually have your parking lot re-opened to traffic the day after work is completed, weather permitting. M&D Blacktop will provide barricades and caution tape to ensure the property is blocked off.