Despite it's appearance asphalt is an extremely porous substance, susceptible to damage by rain, sunlight and chemicals such as fuel oil and gasoline. Left unprotected, an asphalt driveway will fade, soften and pit (especially where it is exposed to gasoline and motor oil), and eventually crumble, requiring major repair.

Seal coating, however, covers the entire asphalt with a flat black coat of coal tar pitch that seals the minute pores in the asphalt surface. As it dries it hardens to form a tough, protective "skin" that keeps your asphalt surface looking clean, new and resists deterioration from sun, rain, gasoline and chemicals.


Only coal tar sealer protects asphalt against the highly damaging effects of gas and oil seepage and all other road chemicals, especially alkalins and winter salt.


Sealing prevents water seepage into the porous asphalt, stopping damage caused by rain, frost, freezing and thawing, prevents hardening and drying caused by oxidation.

Why Sealcoat?

  • Seal coating extends pavement life and eliminates high repair costs.
  • Seal coating blocks the damaging and drying effects of the sun.
  • Seal coating protects against water and the freeze-thaw cycle.
  • Seal coating prevents gas, oil, and other auto-fluid damage.
  • Seal coating provides a smooth surface for sweeping or cleaning.
  • Seal coating keeps asphalt looking new and beautiful.
  • Seal coating increases the value of your home, business or property.

Asphalt is sand, rock and oil. The oil is the binder that holds it all together and unfortunately this binder is highly susceptible to problems with sun, water and traffic. The deterioration begins as soon as the asphalt is installed and progresses quickly as time goes on. Watch the color turn from rich black to oxidized gray after just a few months.

Asphalt is in a constant battle against the sun and water. The sun dries out the natural oils and resins that are essential for the pavement's strength and flexibility. Water is the main enemy of asphalt because of the freeze and thaw cycle. Water expands as it freezes and contracts as it melts. This cycle is extremely tough on a porous surface such as asphalt. Even occasional rain will break down and wash away the asphalt binder over time. Once the asphalt binder has been lost, the surface will become brittle and start to ravel (top layer of rocks will loosen and start to come out) the flexibility will lessen and cracks will appear. Water will get into the base rock and damage the pavement's load bearing capacity. Luckily there is a way to prevent this scenario and prolong the life of your asphalt.

By seal coating, we are providing a flexible, stable and homogeneous compound to act as a barrier to protect asphalt surfaces from the damaging effects of the elements. Just as we put sunscreen on our skin to protect us from the sun, we put seal coat on asphalt to protect it from those same damaging rays. Seal coat also fills in the porous surface of asphalt and keeps water from penetrating its structure. If cracks have already formed seal coating will help prevent those cracks from lengthening and widening.

New asphalt also needs to be seal coated. Allow the new pavement to cure for 60 to 90 days and then promptly have the surface seal coated. Depending on the condition of your asphalt and the amount of traffic, asphalt should be seal coated. every 2-3 years to maximize protection.

A fresh seal coat also replenishes the brand new paved look to your asphalt and enhances the curb appeal of your property.

Routinely Seal coating your asphalt for pennies today saves you from spending dollars on major repairs down the road such as overlays and R&R (removal and replace) in the future.

You can seal coat your asphalt every 3 years for over 30 years and you would not spend as much money as you would on removing and replacing failed asphalt. And your asphalt will stay intact and looking beautiful throughout its life span by seal coating with Mahan.