A perfect sealcoating job protects your investment.

Get the best in cost-efficiency and quality with William Stanley & Sons.

Over time, even the best asphalt starts to lose its rich black finish. The sun fades it to gray, rain and freeze-thaw cycles create small cracks, and oil spots make it look older than it really is. If you’re tired of looking at a driveway, walkway, or parking lot that feels past its prime, asphalt sealcoating is the solution.

Sealcoating is one of the most effective ways to protect and extend the life of your pavement while instantly improving its appearance. At William Stanley & Sons Paving, we’ve been sealing driveways, walkways, and parking lots across Portland, Gresham, Tigard, Lake Oswego, and Vancouver, WA, for more than 30 years. As a third-generation, family-owned paving company, we understand how important your property’s appearance and safety are—and we make sure every job is done right the first time.

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Asphalt Sealcoating Service

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What Is Asphalt Sealcoating and How Does It Work?

Sealcoating is the process of applying a protective coating to the surface of your asphalt. Think of it as sunscreen for your pavement—it shields it from damaging UV rays, moisture, and chemicals that break it down over time.

When applied correctly, sealcoating fills surface voids, reduces water penetration, and restores that rich black color of freshly laid asphalt. It is not the same as resurfacing or replacing your driveway. Instead, sealcoating works best when the underlying asphalt is still structurally sound but showing signs of wear, oxidation, or light cracking.

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Why Sealcoating Extends Pavement Life in the Portland Area

Portland’s wet climate, combined with seasonal temperature swings, takes a toll on asphalt. Rain seeps into cracks and expands when it freezes, while summer sun oxidizes the surface, turning it brittle and gray. Add oil drips, deicers, and constant vehicle traffic, and it’s no wonder unprotected asphalt starts breaking down quickly.

Sealcoating acts as a barrier against these elements. When applied every two to three years, it can more than double the life of your pavement. That means fewer costly repairs, fewer trip hazards, and a smoother, safer surface for cars and pedestrians. Beyond the practical benefits, sealcoating dramatically improves curb appeal—making your driveway or parking lot look new again.

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The Professional Sealcoating Process We Follow

Quality results start with preparation. Our process ensures every surface we seal is clean, repaired, and ready to bond with the sealant for maximum protection. Here’s what you can expect:

First, we block off the work area and make sure sprinklers are turned off for the duration of the project and drying period. We then thoroughly clean the surface with blowers, sweepers, and scrubbers to remove dirt and debris. Cracks are filled and damaged areas repaired to create a smooth, even base.

Next, we apply multiple coats of high-quality, commercial-grade sealer—paying special attention to edges and high-traffic areas. Once the sealer is applied, the surface is left to cure, typically for at least 12–24 hours depending on weather conditions. Finally, we do a walk-through with you to ensure everything meets our standards—and yours.

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When to Choose Sealcoating vs. Repairs or Resurfacing

Sealcoating is ideal when the asphalt surface is intact but beginning to show its age. If your pavement is faded, has light to moderate surface cracks, or is losing its smooth finish, sealcoating can restore and protect it.

If you have significant base damage, deep potholes, or large sections of sinking or standing water, resurfacing or full replacement may be the better choice. Our team will inspect your property and give you honest recommendations about the right treatment so you get the most value for your money.

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Residential Sealcoating: Driveways, Walkways, and Private Lanes

For homeowners, sealcoating is an affordable way to keep your property looking its best. A freshly sealed driveway not only boosts curb appeal but also provides a safer, smoother surface for vehicles and foot traffic. It also makes routine maintenance easier—leaves sweep off faster, and snow shoveling is less of a chore.

We work with you to schedule the project at a convenient time and provide clear instructions for when you can walk or drive on the surface again. Most driveways are ready for light use within 24 hours and vehicle traffic within 48–72 hours, depending on weather conditions.

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Commercial Sealcoating: Parking Lots, Paths, and Private Roads

For business owners and property managers, sealcoating is a smart part of any pavement maintenance plan. A well-maintained parking lot creates a positive first impression, reduces liability risks from cracks and potholes, and extends the life of your investment.

We stage work to minimize disruption to tenants, customers, and employees, including phasing and traffic control when necessary. We can also coordinate re-striping after the sealcoat cures so your lot looks sharp and functions properly.

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How Long Sealcoating Lasts and How to Maintain the Finish

Sealcoating generally lasts two to three years, depending on traffic levels, weather conditions, and upkeep. To get the longest life out of your surface, keep it clean, fix small cracks quickly, and avoid sharp turns or power steering marks on hot days right after a fresh coat. Following a regular maintenance schedule will keep your asphalt looking great and performing well for years to come.

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Why Choose William Stanley & Sons for Sealcoating

With more than three decades of experience, William Stanley & Sons is the trusted name for asphalt sealcoating across the Portland metro area and Vancouver, WA. As a third-generation paving company, we take pride in our craftsmanship and in protecting our customers’ investments.

Our team uses only top-tier commercial sealants and proven application techniques, and we never cut corners. We show up on time, communicate clearly, and make sure you’re completely satisfied before we call the job done.

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FAQs About Asphalt Sealcoating

How often should I sealcoat my driveway or parking lot?

Most surfaces should be sealed every two to three years, depending on traffic levels and exposure. Our team can evaluate your pavement and recommend the right schedule.

How soon can I use my driveway after sealcoating?

Typically, foot traffic is safe after 24 hours, while vehicle traffic should wait 48–72 hours. Weather conditions can affect cure time, and we’ll give you exact guidance after your project.

What time of year is best for sealcoating in the Portland area?

Sealcoating works best in warm, dry conditions—usually from late spring through early fall. We monitor forecasts carefully to choose the right day for proper curing.

Will sealcoating fix cracks and potholes?

Sealcoating is designed for protection, not major repairs. Small cracks can be filled before sealing, but large potholes or base damage require repair or resurfacing first.

How much does asphalt sealcoating cost?

Cost depends on the size of the area, condition of the surface, and number of coats required. We provide free estimates so you know exactly what to expect before work begins.

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Ready to Protect Your Pavement? Get a Free Estimate

Sealcoating is one of the simplest, most cost-effective ways to make your property look great and keep your asphalt performing for years to come. Whether you’re a homeowner with a faded driveway or a property manager planning your next maintenance cycle, we’re here to help. Contact William Stanley & Sons Paving today for a free, no-pressure estimate and let’s keep your asphalt looking its best.

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