Sealcoating. Edison & Middlesex County, NJ

Edison Paving sealcoats driveways and parking lots across Edison on the schedule asphalt actually benefits from: hot-filled cracks first, commercial refined sealer at true coverage rates, and a three-to-four year cycle instead of the annual upsell. Sealer is maintenance, not magic, and this page explains what it does and does not buy you.

What sealer does

Sun oxidizes asphalt binder; oxidized binder turns gray, stiffens, and lets the surface ravel. Water enters through cracks and destroys from beneath. Quality sealcoat slows the first and, over properly filled cracks, blocks the second, adding real years to a sound surface. What it cannot do is repair anything: sealer over alligatored, base-failed pavement is cosmetics over a structural problem, and we decline that work rather than sell it.

Material and application standards

We apply commercial refined-tar or asphalt-emulsion sealer with rubber and additive packages, mixed to spec rather than watered for coverage, in two coats on wear areas. Cracks get hot rubberized filler beforehand, oil spots get primed, edges get cut sharp, and lots get laid out so traffic returns in phases. The buckets-and-brushes operators knocking doors each summer are why sealcoating has a reputation; the material difference shows by the second season.

Lots on a maintenance cycle

For commercial properties, sealcoating slots into the maintenance program between repair sweeps and restriping: seal in the same mobilization as crack filling, restripe on the fresh black, and the lot looks new for a fraction of resurfacing cost. We calendar the cycle per property so managers never think about it until the crew is scheduled.

What is included

• /Hot rubberized crack filling before every seal
• /Commercial-grade sealer, spec mix, true coverage
• /Two coats on wear lanes and entrances
• /Three-to-four year cycles, never annual upsells
• /Seal + restripe programs for lots
• /Honest declines on pavement past benefiting

Estimates are free and in writing, with the depths and materials listed so bids compare on substance. For how the numbers come together, read the paving cost guide.

Where we do this work

We run this service across Edison and the surrounding Middlesex County towns: Woodbridge, Metuchen, Piscataway, South Plainfield, North Brunswick, New Brunswick, Iselin, Fords, Highland Park, Sayreville, Old Bridge. Based in Edison, mobilization is short, which keeps scheduling tight and pricing honest. See the full service area.