Ann Arbor Area Sealcoating Experts: Choosing Services

Finding a qualified sealcoating expert can be challenging for Ann Arbor area homeowners and business owners.

This guide will clarify what to look for when selecting an Ann Arbor sealcoating professional, including assessing expertise through credentials and work samples, understanding best practices for materials and techniques, and evaluating service quality.

You’ll learn key criteria like licensing compliance, portfolio projects, proper application methods, and customer service ratings so you can choose a trusted local expert to protect and enhance your pavement.

Navigating Ann Arbor Area Sealcoating Services

This introductory section provides an overview of key factors to evaluate when selecting an asphalt sealcoating company in the Ann Arbor region.

Understanding the Importance of Sealcoating

Sealcoating is the process of applying a protective layer over asphalt surfaces like driveways and parking lots. It serves several important functions:

Prevents oxidation: Sealcoating protects the asphalt binder from oxidation caused by sun exposure. This maintains the flexibility and water resistance of the asphalt.
Waterproofs the surface: The sealcoat forms a waterproof barrier that prevents water penetration into the asphalt. This protects against freeze-thaw damage.
Enhances appearance: Fresh sealcoating gives the asphalt a uniform black color and hides existing cracks and raveling. This restores curb appeal.
Extends pavement life: By slowing asphalt degradation, sealcoating can double or even triple the lifespan of driveways and parking lots, saving on costly repairs or replacement.

Regular sealcoating every 2-4 years can save thousands in lifetime maintenance costs. It’s the most cost-effective protective measure for asphalt surfaces.

Expectations for Sealcoating Projects: Timeline and Outcomes

The sealcoating process usually takes 1-2 days:

Day 1 involves extensive prep work – cleaning, crack-filling, repairs etc.
Day 2 entails applying the sealcoat evenly across the entire surface.

The area can be lightly used after 24 hours but takes 2-4 days to fully cure. Avoid heavy use during this time.

Visually, the asphalt will have a uniform, satin black finish. The texture will remain rough enough for traction. Minor imperfections may still be faintly visible but the overall appearance will be refreshed.

Costs average $0.25-$0.30 per sq. ft. but vary based on site conditions and materials used. Reputable contractors provide detailed quotes listing all charges.

Understanding expectations for timelines, visual outcomes and costs makes it easier to evaluate provider options. Checking reviews and comparing warranties can further help narrow down the ideal local company.

How much does it cost to top coat a driveway?

When considering sealcoating your driveway in the Ann Arbor area, one of the first questions you likely have is "how much will this service cost me?" Getting an accurate estimate for the cost of sealcoating can help you budget appropriately and choose the right asphalt maintenance company for the job.

The average cost to sealcoat a standard two-car asphalt driveway measuring approximately 480 square feet generally ranges from $0.17 to $0.24 per square foot. This means you can expect to pay between $80 and $115 for a basic sealcoating service for a smaller driveway.

For larger driveways, which are more common for many homes, commercial properties, and apartment buildings, you may pay anywhere from $170 to $240 for sealcoating. The total cost scales up based on the square footage of the area being covered.

Some additional factors that can impact sealcoating costs include:

Location and regional rates: Labor and material expenses can vary across different areas, which affects pricing. Companies based in higher-cost urban areas often charge more than those operating in rural locations.
Extent of surface preparation needed: If your driveway has extensive cracks, holes, oil spots or other damage, extra pretreatment, patching and repair work may be required, adding cost.
Choice of sealcoating products: Using advanced or commercial-grade sealants rather than basic emulsions can make the service more expensive.
Additional services availed: Adding on services like pressure washing, crack filling and pothole repair will raise the total bill. Striping and stenciling also fall under premium offerings.

To get the best value, partner with Ann Arbor area experts like the team at Motor City Sealcoating. Their sealcoating cost guide provides a detailed breakdown of pricing for various driveway sizes and service options to help you plan your budget. Their team also provides free, no-obligation quotes, allowing you to compare rates across contractors before deciding on the right solution for your property.

What is the downside of sealcoating a driveway?

Sealcoating a driveway can provide numerous benefits, including enhanced appearance, protection from weathering, and extended pavement life. However, there are some potential downsides to consider as well:

Doesn’t repair existing damage

While sealcoating forms a protective barrier, it does not actually repair cracks, potholes, or other structural issues with the pavement. Any major pavement damage needs to be repaired with patching or resurfacing before applying a sealcoat.

Short term disruption

The sealcoating process requires the driveway to be fully cleared and closed to traffic for 24-48 hours. For residential driveways, this can mean moving vehicles to the street and finding alternate parking during the brief curing period.

Potential minor property damage

If the sealcoat is applied improperly at boundaries with grass, flowerbeds, or fences, minor staining can occur. Reputable contractors take precautions to prevent this.

Regular reapplication needed

While sealcoating boosts longevity, it wears off over time and needs reapplication every 2-4 years. This maintenance cost should be factored in.

Can temporarily track

Freshly applied sealcoats take a day or two to become track-free. Light tracking onto shoes or paws can occur during this brief period. Following precautions prevents long term staining.

In summary, sealcoating has limitations but overall offers significant benefits for protecting and enhancing driveways when applied properly by qualified contractors. Checking reviews helps avoid potential downsides with inexperienced providers. With a good application, most drawbacks are temporary and well worth the long term gains.

What is the best type of sealcoating?

When choosing a sealcoating service for your driveway or parking lot in the Ann Arbor area, one of the key considerations is the type of sealcoat material used. There are two main options:

Asphalt-Based Sealcoat

Asphalt-based sealcoat, also called refined tar sealant, is made from petroleum and uses asphalt emulsion, refined tar, or coal tar pitch as the binder. Some of the benefits of asphalt-based sealcoat include:

Longer durability: It forms a thicker protective layer on the asphalt pavement surface with a lifespan of 2-4 years. This helps prevent deterioration from weather and traffic wear and tear.
Enhanced water resistance: The coating helps prevent water penetration into the asphalt which can cause damage in freeze-thaw cycles.
Improved flexibility: It maintains flexibility even in extreme hot and cold temperatures, allowing the pavement to expand and contract without cracking.
Aesthetic appeal: It comes in black color by default which enhances the look of driveways and parking lots.

Coal Tar Sealcoat

Coal tar sealcoat uses coal tar pitch as the main binding agent. Some pros of using this type of sealant are:

Extreme durability: With proper yearly application, it can last over 5 years. This is the most long-lasting pavement sealer available.
Oil and fuel resistance: The coating forms a protective barrier against oil-based chemicals and automotive fluids. This makes it well-suited for gas stations, auto shops, etc.
Easier application: It has a longer working time and cures slower than asphalt sealers. This makes application easier for DIYers.

When choosing sealcoating services, consider factors like longevity, usage, traffic levels, and appearance priorities for your property. Getting professional guidance can help determine if asphalt or coal tar sealer is better for your specific needs. Reputable Ann Arbor contractors have the expertise to recommend the right solutions.

Is sealcoating worth the money?

Sealcoating is absolutely worth the investment for extending the life and appearance of asphalt driveways and parking lots. Here’s why:

Protects Against Environmental Damage

The elements – sun, rain, snow, and temperature fluctuations – can be brutal on asphalt surfaces. Sealcoating creates a protective barrier that shields the asphalt from UV rays, oxidation, and water penetration. This prevents premature cracking, raveling, and potholes.

Preserves That "New" Look

Sealcoating has aesthetic benefits too. It restores the deep black color that makes asphalt look so sharp when newly paved. The coating fills in hairline cracks and minor imperfections for a smooth, uniform appearance. This keeps your driveway or lot looking pristine year after year.

Saves Money Over Time

Though sealcoating costs a fraction compared to repaving, some balk at even minor upfront expenses. But protecting asphalt through sealcoating pays off exponentially. Industry experts estimate every $1 spent on sealcoating saves $6-12 in future repair costs. And the small investment preserves curb appeal and property values.

In summary, sealcoating is the most cost-effective way to protect asphalt surfaces. The minor cost is well worth it to defend against long-term damage and keep your property looking its best. Investing in regular sealcoating pays dividends through added longevity, safety, and aesthetic appeal.

Assessing Expertise: Credentials of Ann Arbor Area Sealcoating Professionals

When selecting a sealcoating company, it’s important to assess their expertise by examining their credentials. This includes licensing, training certifications, experience, and more.

Ensuring Licensing and Regulatory Compliance

Reputable Michigan asphalt contractors should have all required state and local licensing and permits. These include:

Michigan Commercial Builders License for projects over $600
Liability insurance and bonding
Business licenses and tax IDs for the relevant city/county

Verifying these credentials ensures contractors follow regulations and have oversight should issues arise.

Recognizing Industry Training and Certifications

Specialized programs and certifications indicate advanced sealcoating knowledge. Look for:

NAPA (National Asphalt Pavement Association) certified crews and supervisors. This involves extensive training on techniques and best practices.
Certifications from industry leaders like Sealcoating Inc. Their multi-day courses cover safety procedures, material selection, equipment use, and more.

Choosing companies with these credentials means you’re getting crews with the latest skills and knowledge.

Evaluating Experience and Portfolio of Completed Projects

When assessing a sealcoating company’s expertise, pay attention to:

Longevity: Experienced companies that have served your area for many years tend to produce higher quality work and are more familiar with local conditions compared to new contractors.
Project Portfolio: Review examples of their work on projects similar to yours to evaluate the quality and appearance of finished products. Varied experience with residential driveways, commercial parking lots etc. demonstrates versatility.

Companies that satisfy these criteria have proven their expertise through years of local service, providing visibility into what you can expect.

Prioritizing credentials ensures you choose legitimate Ann Arbor sealcoating experts truly qualified for the job. Verify state and local licensing, specialized training certifications, longevity, and portfolio of work. This homework pays off through high quality, professional results.

Sealcoating Material Choices for Michigan’s Climate

Michigan’s climate presents unique challenges for asphalt and concrete surfaces, including extreme temperature changes, freeze-thaw cycles, exposure to salts and chemicals, and more. Choosing the right sealcoating materials is crucial for durability.

Selecting the Right Asphalt Emulsions and Sealers

When selecting sealcoating products for Michigan driveways and parking lots, it’s important to consider:

Refined Tar-Based Emulsions: Offer excellent adhesion, flexibility, and water resistance. Refined tar stands up well to UV rays, gas/oil drips, and freeze-thaw cycles.
Asphalt Emulsions: Use finer grades of asphalt, polymers, and rubber for flexibility. Provides good durability and visual appeal. May need reapplication more often than refined tar products.
Coal Tar Emulsions: Not recommended due to potential health/environmental concerns. Modern asphalt emulsions offer comparable longevity without drawbacks.

Leading Ann Arbor sealcoating companies use advanced refined tar or polymer-modified asphalt emulsions to handle Michigan’s climate challenges while enhancing aesthetics.

Understanding the Role of Custom Additives

Reputable local contractors blend their sealcoat emulsions with specialized additives to enhance durability:

Polymers: Strengthen resistance to gas/oil damage, weathering, and wear from traffic
Latex: Improves adhesion and flexibility
Sand/Aggregate: Adds texture for slip resistance
Silica: Enhances durability and color

These solutions provide maximum protection against environmental stressors all year long.

Coal Tar vs. Asphalt-Based Sealers

Modern asphalt sealers offer comparable longevity to coal tar at a lower cost and reduced health/environmental risks:

Longevity: 5-7 years for both
Cost: Coal tar is 20-30% more expensive
Environmental Impact: Coal tar more toxic
Appearance: Asphalt provides darker black finish

For Michigan’s climate, advanced asphalt emulsions with polymer additives are the best solution – offering protection and visual appeal without the drawbacks of coal tar products.

Driveway and Parking Lot Sealcoating Techniques

Sealcoating is a crucial process for maintaining and protecting asphalt surfaces like driveways and parking lots. Professional sealcoating experts use specialized techniques and equipment to achieve even, precise application across both small residential areas and expansive commercial properties.

Advantages of Spray Applications for Expansive Areas

For coating large surfaces like parking lots and long driveways, mechanized spray systems offer important benefits:

Speed and efficiency: Spray equipment can cover far more ground much faster than manual application methods. This makes them ideal for big jobs.
Consistent, even application: Well-calibrated spray systems apply sealant in an uniform thickness across the entire area for maximum durability.
Reduced labor costs: Automated spraying cuts down on intensive manual labor, keeping project costs affordable.

For commercial sites and residential customers with large properties, a reputable sealcoating company will utilize industry-leading sprayers to ensure quality results with optimal efficiency.

Precision Techniques: Brushing and Squeegee Applications

While spray equipment works well for expansive flat areas, manual application techniques are better suited for:

Sealing cracks and crevices
Coating curbs, landscaping edges, and other hard-to-reach areas
Achieving precise control for smaller jobs

Brushing and squeegee application both allow sealcoating experts to thoroughly coat these intricate areas by hand for careful, customized coverage. This meticulous approach prevents over-application while ensuring every vulnerable spot gets properly sealed.

Eco-Friendly Practices to Minimize Over-Application

Responsible sealcoating contractors aim to use only the volume of sealant required to adequately protect surfaces. By carefully calibrating their sprayers and employing manual techniques where appropriate, they can minimize ecological impact through:

Lower sealant volumes to meet durability needs without waste
Reduced runoff and overspray during application
Recycling or proper disposal of containers and other job materials

This conscientious approach extends the longevity of pavements while benefiting the environment – a win-win for commercial and residential customers alike.

Ann Arbor Area Sealcoating Experts Cost and Process Overview

Initial Consultation: Assessing the Property and Providing Quotes

The first step when working with an Ann Arbor area sealcoating company is usually an initial consultation. A representative will come to your property to visually assess the condition of your asphalt surface. They will take measurements and note any problem areas, such as cracks, faded color, rough textures, and signs of wear and tear.

Based on this assessment, they will provide a quote outlining the services recommended and their estimated costs. This allows you to understand what is needed for your specific driveway or parking lot and decide which solutions fit your timeline and budget. During this consultation, you can also ask questions about the process and expected results.

Reputable companies will be transparent about pricing, using industry-standard calculations based on square footage. They should also outline what is included, such as materials, labor, site preparation and cleanup fees. Comparing quotes from different contractors allows you to make an informed decision.

Surface Preparation: Cleaning and Crack Repair

Once a project is scheduled, the initial step is preparing the area. This involves thorough cleaning using pressure washing and degreasing solutions to remove built-up dirt, oil spots, and debris. Clean asphalt gives the primer and sealcoat the proper adhesion.

Cracks and faults are then filled to level the surface. The severity determines the method, from simple crack sealing for hairline cracks up to patching and repaving significantly distressed areas. Prepping ensures defects won’t reflect through the new sealcoating.

Other preparation may include weed removal, edging, masking off adjacent surfaces for overspray protection, and closing off the area to traffic. This sets up the site for the sealcoating crew to work efficiently.

Layered Application: Primer and Sealant Techniques

The application process aims for full, even coverage across the entire surface. It starts with a primer or pavement sealer additive to improve adhesion. These penetrate deep to bind the layers together.

The sealcoating itself has a thick, viscous consistency. Crews use squeegees, brushes, and spray equipment to apply it in calculated passes based on the size of the area. Two coats are typical, with the second done perpendicular to the first once the initial layer has cured. This ensures no thin spots or visible streaks.

The materials used must match the site’s traffic levels and weather conditions. Commercial sites need durable, fuel-resistant industrial-grade sealers while residential driveways can use refined tar-based or asphalt emulsion products.

Curing Time: Understanding the Drying Timeline

Sealcoating needs sufficient time to dry and set fully. Temperature and humidity impact the timeline, but commercial sites generally take 8-24 hours before light traffic and parking is allowed. Several days may be needed before heavy vehicles can drive over it.

During this curing period, cones and barricades remain around the site to prevent cars or people from tracking over the drying sealcoat. Any footprints or tire marks that occur will be visible even after drying, so it’s essential to keep the area clear.

Once fully cured, the surface takes on a protective dark charcoal color and texture. Regular sweeping and occasional resealing keeps it looking fresh, while also maintaining the waterproofing for longevity. With proper care, residential sealcoating lasts 2-4 years while commercial coatings can last 4-7 years on average before needing reapplication.

Evaluating Workmanship: Signs of Quality in Ann Arbor Sealcoating Jobs

Identifying Uniform Coverage and Proper Texture

When inspecting a recently sealcoated surface, look for uniform coverage across the entire area. There should be no visible gaps, thin spots, or thick clumps where the material pooled. The texture should be smooth yet grippy, without debris trapped in the coating. Uneven textures like bumps or ridges could indicate an unskilled application.

Run your hand across the surface – it should have a uniform gritty texture without sharp drops or rises. Also check edges and curves for proper coverage without buildup or drips. High-quality sealcoating blends into the existing asphalt for a subtle enhanced appearance.

Assessing the Visual Appeal and Surface Gloss

A quality sealcoating job will restore the rich, dark black color to faded asphalt for improved aesthetic appeal. Check for splattering on fences or walls, which indicates a messy process. The coating should dry to a uniform semi-gloss sheen without dull spots.

Observe how the restored surface looks in daylight – a smooth, deep black finish is the mark of high-grade sealant and skilled application. Poor materials and technique manifest as grayish tones or mottled textures instead of clean, renewed blacktop.

Durability Tests: Resisting Impact and Preventing Peeling

Check cure times by pressing a coin into the coating – it should resist indentation or transfer onto the coin, indicating sufficient hardness. Also check bond strength by trying to peel up the edge – quality sealcoat bonds tightly to the underlying asphalt to prevent delamination over time.

Ideally, have a professional assess factors like hardness, resilience, and proper chemical composition. Quality sealcoating withstands environmental and vehicular impact for years using advanced protective polymers. Avoid sealers that feel soft or peel up after drying.

Customer Service Excellence from Sealcoating Experts Near Me

With so many cost considerations, expectations, and steps involved in sealcoating projects, strong customer service is a must-have. Reputable Ann Arbor area sealcoating experts recognize this and make customer satisfaction a top priority.

Educational Approach: Clarifying the Sealcoating Process

The best contractors take time to educate clients on what to expect. They explain:

The products used, including differences between refined tar and asphalt-based sealers
The process step-by-step, from site preparation to the final sealant application
Reasonable timeframes, setting expectations for duration from start to being able to use the driveway
Proper curing times before vehicles can drive on the surface

This demonstrates a commitment not just to doing an excellent job but helping customers fully understand the sealcoating service.

Ensuring Timely Responses and Clear Communication

Quality customer service relies on clear, timely communication at all stages, from the initial quote to during the job and after. Top-rated Ann Arbor sealcoating companies respond to inquiries promptly, coordinate project details smoothly, and provide updates if any delays or changes occur.

Being able to reach the company easily with questions during the job and knowing what to expect shows they value client convenience and satisfaction.

Maintaining Cleanliness and Respect for Client Property

Reputable local contractors take meticulous care of customer properties when sealcoating. This includes:

Masking off landscaping, fences, stonework, etc. with protective coverings
Working carefully around existing structures
Thoroughly cleaning up the site after finishing the job

This attention to detail minimizes disruption and demonstrates respect for the client’s home or business. It’s an indicator of reliability.

In summary, excellent customer service revolves around education, communication, and care for the client’s property. Prioritizing these factors has helped leading Ann Arbor sealcoating companies earn their trusted reputation.

Ann Arbor Area Sealcoating Experts Reviews and Recommendations

A compilation of customer feedback and expert evaluations to assist homeowners and businesses in finding reputable sealcoating services in the Ann Arbor area.

Analyzing Online Reviews and Testimonials

Online review platforms like Google, Yelp, and Angie’s List can provide helpful insights into local sealcoating companies through customer testimonials. Pay attention to factors like:

Star ratings and number of reviews – Generally indicates customer satisfaction levels
What positives or negatives are commonly mentioned – Shows potential strengths/weaknesses
Photos of completed work – Visual evidence of quality
Responses from the company – How they engage with customer feedback

While a few negative reviews are normal for any business, look for overall trends and how the company handles criticisms or problems brought up by customers.

Seeking Referrals from Trusted Sources

Speaking to people you know and trust is a great way to get reliable recommendations for service providers like sealcoating experts. Sources might include:

Friends, family or neighbors who’ve used such services before
Other home improvement professionals you’ve worked with previously
Local hardware stores, contractors associations, or builders associations
Online neighborhood groups and forums specific to your city or region

Explain your needs and location and ask if they know of any reputable local sealcoating companies with proven expertise. First-hand referrals can provide added assurance about factors like workmanship, professionalism and meeting project timelines.

Evaluating Before and After Project Galleries

Most sealcoating companies have before and after galleries on their websites or social media pages. Analyze these photos to assess:

The condition of surfaces before treatment – Were extensive repairs needed or mostly maintenance?
Quality and uniformity of workmanship on completed projects
How well the products used enhance and refresh surfaces
Whether projects reflect complexity similar to your needs
Longevity of results over time (where time stamps are available)

This visual evidence lets you gauge their experience with projects like yours and the solutions they can provide. Reach out to the company directly regarding any photos that catch your eye to get more details.

Combining online reviews, trusted referrals, and project galleries provides a multidimensional view of a sealcoating company’s reputation. This increases your chances of finding an Ann Arbor area expert who best fits your needs and provides quality workmanship.

Conclusion: Finalizing Your Sealcoating Service Selection

When finalizing your selection of a sealcoating service provider in the Ann Arbor area, there are a few key factors to consider:

Action Steps: Requesting Quotes and Setting Consultations

Request quotes from multiple companies to compare pricing and service offerings
Ask about licensing, insurance, materials used, and workmanship guarantees
Schedule in-person consultations to get a feel for the company and ask additional questions
Provide details about your driveway/parking lot size, condition, and any special requirements

Insurance and Guarantee Verification for Peace of Mind

Verify that the company carries liability insurance and workers compensation
Confirm any service guarantees in writing to protect against defects
Check for membership in industry associations like NAPA and Chamber of Commerce
Review testimonials and examples of past work to evaluate quality

Taking these steps will help give you peace of mind that you are selecting a reputable, experienced Ann Arbor area sealcoating provider that offers quality workmanship and stands behind their services. Comparing quotes and verifying policies also ensures you receive fair, competitive pricing.