Portland Asphalt Sealcoating

In the Pacific Northwest, your driveway faces a unique set of environmental adversaries. It begins with UV oxidation: the sun dries out the liquid asphalt binder that holds the rock (aggregate) together. This turns your driveway from a flexible, deep black surface into a brittle, gray shell. Once that flexibility is gone, the damage accelerates.

Portland’s frequent rain cycles penetrate these brittle surfaces, eroding the sub-base underneath. When temperatures drop, trapped moisture expands, popping out loose gravel and creating spiderweb cracks. Without intervention, these minor surface defects evolve into potholes and alligator cracking that require expensive repaving. Sealcoating is not just aesthetic—it is a vital maintenance shield that halts oxidation and waterproofs your investment.

The Grime Busters Standard: Clean First, Seal Second

The number one reason sealcoating fails is poor surface preparation. Many contractors simply use a leaf blower to clear loose debris before applying the sealer. This traps moss spores, dirt, and oil residue under the coating, causing it to flake off within months.

At Grime Busters Wash LLC, we leverage our background in professional exterior cleaning to ensure a superior bond. We don't just sweep; we deep clean. By aggressively removing rooted moss, dirt, and organic buildup, we expose the true asphalt surface. This allows our commercial-grade sealer to bond directly to the pavement, ensuring a finish that lasts years, not months.

Our 4-Step Preservation Process

We apply a systematic approach to every project to ensure consistent, high-quality results.

1. Edge & Power Clean

Details matter. We mechanically edge the grass along your driveway to expose the full asphalt limit. We then scour the surface to remove dirt and debris. We also tape off adjoining concrete, brick pavers, and garage door thresholds to ensure razor-sharp lines and zero overspray on your home.

2. Oil Spot Priming

Petrochemicals (oil and gas drips) are solvents—they chemically dissolve asphalt. If sealed over without treatment, the oil will eat through the new layer. We scrub these spots and apply a specialized latex-based oil primer that neutralizes the stain and promotes adhesion.

3. Hot Rubber Crack Filling

Liquid sealer cannot bridge structural gaps. For linear cracks up to 1/2 inch wide, we use a hot-applied rubberized filler—the same material used on municipal roadways. Unlike cold-pour DIY fillers that shrink and pop out, hot rubber is melted at 400°F and poured into the crack. It remains flexible, expanding and contracting with Portland’s temperature swings to keep water out.

4. Commercial Sealcoat Application

We apply a heavy coat of commercial-grade asphalt emulsion. We meticulously brush or spray the material depending on your driveway’s texture, ensuring even coverage that restores the slate-black color and seals the porous surface.

Commercial-Grade Materials Only

We refuse to use the watered-down "bucket sealers" found at big-box hardware stores. Grime Busters Wash LLC uses professional asphalt emulsion sealers enhanced with sand aggregate and polymer additives.

Why Sand? Smooth sealer can be slippery when wet—a hazard in rainy Portland. The sand aggregate provides essential traction for vehicles and pedestrians while increasing the durability of the wear layer.

Frequently Asked Questions

How long does the curing process take?

You can typically walk on the driveway after 24 hours. However, for vehicles, the driveway must remain closed for 48 hours. In cooler or more humid weather (common in Spring/Fall), we recommend waiting 72 hours to prevent power steering marks or tire tracking.

How often should I have this done?

For most Portland residential driveways, we recommend sealcoating every 2 to 3 years. Sealing too frequently causes buildup and surface checking, while waiting too long allows structural damage. We can assess the condition of your aggregate to determine the perfect timing.

Can you sealcoat in the rain?

No. Successful sealcoating requires dry pavement and temperatures of at least 50°F and rising. If rain is in the forecast within 24 hours of the application, we will reschedule your project to ensure the product cures properly.

Request Your Free Preservation Estimate

Don't wait for your driveway to crumble. Restore its curb appeal and structural integrity with Portland’s most thorough sealcoating service.