seal coating professionals finishing a driveway in Langley

Parking Lots & Driveways

Asphalt Seal Coating Services

The two most common things that drive the need to seal coat a driveway or parking lot are natural aging and damage done by things such as tree roots or water erosion. Seal coating is a great way to maximize the life of an otherwise sound parking lot or driveway that is showing some signs of age. Just as putting sunscreen and moistening cream on the skin helps it look younger and work better, seal coating helps preserve and maintain your asphalt.

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Asphalt Seal Coating in the Greater Vancouver Area

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Residential Seal Coating

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Strata Seal Coating

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Commercial Seal Coating

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The Importance of Seal Coating on  frequent basis

Repairs such as those incurred to fix the damage done by roots or water erosion are the second most frequent cause driving the need for seal coating. Such repairs often require cutting out a section of the asphalt and applying a patch. Over time patches add up, and if left without a top seal coating become areas where moisture can more easily penetrate into the asphalt and into the gravel bed where it will do further damage. One or two small patches may not be a big deal but when they start to become unsightly and numerous it’s time to consider seal coating.


Seal Coating on an otherwise solid, but somewhat worn asphalt surface, is a great way to make your property look its best and offers both visual appeal and physical protection to your driveway, parking lot or other asphalt surfaces. Not only does it save you money in long-term repair costs, but a professionally installed seal coat looks great and adds real “curb appeal”.

parking lot, no cars, new seal coating
sky view of a parking lot after seal coating
parking lot with a brand new seal coat

Big or small we pave it all!


Normally Burnaby Blacktop recommends that you consider seal coating your asphalt every three to five years, but this can vary depending on a number of factors. Exposure to intense sunlight or building-reflected heat, heavy traffic use, or significant freezing and thawing all play a role in how frequently your driveway or parking lot will need sealing. Further factors that need consideration are, how is the product applied, and how many coats of asphalt sealers are used. The quality of the seal coating itself, as well as other factors such as the cleanliness of the surface prior to when the sealer is applied, further influence how long blacktop coating can be expected to last.


Some companies offer what seem to be cheaper prices and are able to do this because they cut corners. In the long run, this saves you nothing because the work is not as long-lasting, as attractive, or as effective.

Here are a few things you should know before shopping for a company to do any blacktop resurfacing for you:

  • The type of sealers we use depends on the existing condition of the area that will be seal coated. Water-based sealants, for example, are used in surfaces that have damages/blemishes as it has the capability to cover them up. Oil Sealants are best used on surfaces that have been maintained well or are getting sealed the first time.
  • Burnaby Blacktop offers both sprayed-on seal coating and seal coating applied by a broom. Both methods offer advantages and disadvantages. Using the broom application generally offers the best effect as it fills the voids in the asphalt and allows the seal coat to be applied thicker. Spray-on is faster to apply and may be easier to put on for some surfaces and driveways with lots of overgrowth near the edges. Ask us which we think works best for your specific needs, we are experts in both and will happily provide you with all the information you need to make the right choice.
  • There are different grades of seal coat. Burnaby Blacktop uses only high quality industrial/commercial grade sealant which is far more durable than the kind found in your local hardware store.
  • Asphalt sealers should be applied on a cleaned, dry surface when the temperature is over 10 degrees Celsius.
  • We recommend that you let your seal coat dry for 24 hours prior to driving on it. Maximum resilience takes about a week so avoid allowing heavy equipment on it if possible for at least 7 days and avoid dry steering – turning tires when the car is not moving.