Proudly Serving Broward and Miami Dade Counties.

Cities in Broward County: Andytown, Arlington Park, Barwal, Bay Harbor, Beverley Beach, Birch Ocean Front, Bonnie Loch, Boulevard Gardens, Breezeswept Park Estates, Brentwood Estates, Broadview, Broadview Park, Broward Estates, Broward Gardens, Broward Highlands, Browardale, Carver Heights, Carver Ranches, Carver Village, Chula Vista Isles, Coconut Creek, Coconut Creek Park, College Park, Collier Park, Cooper City, Coral Estates, Coral Heights, Coral Hills, Coral Manor, Coral Ridge Isles,  Coral Springs, Coral Woods, Country Club Isles, Crystal Lake, Cypress Harbor, Cypress Isles Estates, Dania Beach, Davie, Deerfield Beach, Driftwood Acres, East Gate Park, Eastway Park, Fair Gate, Fairlawn, Fern Crest Village, Flamingo Village, Floresta Estates, Fort Lauderdale, Franklin Park, Garden Isles, Golden Isles, Golf Estates, Hacienda Village, Hallandale Beach, Hammondville, Harbor Beach, Harbor Heights, Harbor Village, High Ridge Estates, Hillsboro Beach, Hillsboro Pines, Hillsboro Ranches, Hollywood, Hollywood Beach Gardens, Hollywood Ridge Farms, Imperial Point, Jenada Isles, Jessie Willies, Kendall Green, Lake Forest, Lakeview, Lauderdale Lakes, Lauderdale-by-the-Sea, Lauderhill, Lazy Lake, Leisureville, Lighthouse Point, Little Harbor on the Hillsboro, Loch Lomond, Margate, Margate Estates, Melrose Park, Miami Gardens, Middle River, Middle River Manor, Middle River Vista, Miramar, North Andrews Gardens, North Bal Harbor, North Lauderdale, North Pompano Beach, Nurmi Isles, Oak Point, Oakland Park, Ocean Vue, Palm Aire, Park Haven, Parkland, Pembroke Park, Pembroke Pines, Pine Island Ridge, Plantation, Plantation Gardens, Plantation Isles, Plantation Park, Playland Estates, Playland Isles, Playland Village, Pompano Beach, Pompano Beach Highlands, Pompano Estates, Pompano Isles, Pompano Park, Port Everglades, Port Everglades Junction, Port Laudania, Ravenswood Estates, Rio Vista Isles, , Riverland, Rock Island, Rock Island Village, Ro-Len Lake Gardens, Rolling Oaks, Roosevelt Gardens, Royal Palm Isles, Royal Palm Ranches, Royal Palms Park, Sabal Palms Estates, Saint George, Sanders Park, Santa Barbara Shores, Sea Ranch Lakes, Shorewood, Silver Shores, Soroka Shores, Southwest Ranches, Sun Swept Isles, Sunrise, Sunrise Heights, Sunrise Key, Sunshine Acres, Sunshine Park, Sunshine Ranches, Tamarac, Tedder, Terra Mar, The Cove, Twin Lakes, Utopia, Village Park, Washington Park, West Deerfield Beach, West Dixie Bend, West Hollywood, West Park, Westgate Lake Manor, Weston, Wilton Manors, Woodsetter North

Cities in Miami Dade County: Aladdin City, Alameda, Allapattah, Andover, Andover Golf Estates, Andover Lakes Estates, Atlantic Heights, Aventura, Bal Harbour, Bay Harbor Islands, Bay Heights, Bayshore, Biscayne Gardens, Biscayne Park, Brickell Hammock, Brownsville, Buena Vista, Bunche Park, Carol City, Coconut Grove, Coopertown, Coral Gables, Coral Terrace, Coral Way Village, Country Club, Country Walk, Cutler, Cutler Bay, Cutler Ridge, Deering Bay, Doral, East Perrine, Eastern Shores, Edison Center, El Portal, Fisher Island, Flagami, Florida City, Fortymile Bend, Fountainebleau, Franjo, Frog City, Gables by the Sea, Gables Estates, Gladeview, Glenvar Heights, Glenwood Heights, Golden Beach, Golden Glades, Goulds, Green-Mar Acres, Hawley Heights, Hialeah, Hialeah Estates, Hialeah Gardens, Highland Lakes, Homestead, , Howard, Indian Creek Village, Inlikita, Islandia, Isle of Normandy, Ives Estates, Kendale Lakes, Kendall, Key Biscayne, Keystone Islands, Kings Bay, Lake Lucerne, Lakes by the Bay, Leisure City, Lemon City, Liberty Square, Lindgren, Lindgren Acres, Little River, Ludlam, Mart Law Seminole Village, Medley, Miami, Miami Beach, Miami Gardens, Miami Lakes, Miami Shores, Miami Springs, Mitchell Lake Estates, Modello, Naranja, Norland, Normandy Shores, North Bay Village, North Miami, North Miami Beach, Ocean View Heights, Ojus, Olympia Heights,Opa-locka, Palm Springs Estates, Palmetto Bay, Palmetto Estates, Pennsuco, Perrine, Peters, Pinecrest, , Pinewood, Pinewood Park, Princeton, Redland, Richmond Heights, Rockdale, Saga Bay, San Souci Estates, Scott Lake, Shenandoah, Silver Bluff Estates, Silver Palm, South Allapattah, South Bay Estates, South Miami, South Miami Heights, Sunny Isles Beach, Sunrise Harbor, Sunset, Sunset Corners, Sun-Tan Village, Surfside, Sweetwater, , Tamiami, The Crossings,The Hammocks, The Pines, Three Lakes, Town Park Estates, University Park, Vanderbilt Park, Virginia Gardens, West Little River, West Miami,
West Perrine, Westchester, Westview, Westwood Lake

The Asphalt Sealcoating Process

A quality asphalt seal coating job covers and fills not only the top of the pavement which is subject to traffic wear but more importantly seals and fills in the pores that exist between the aggregate. These pores are where water, and chemicals infiltrate the surface and where the binding agents of the asphalt are evaporated and eventually leach out and wash away.

There are four application methods typically used to apply asphalt sealer. Here is a brief description of each method along with the Pro's and Con's of each.

Different Methods of Sealcoat Application:


Protection Rating - Poor

Pros: Illusion of being a cheap application

Cons: If you have ever sealed a driveway yourself you know that it can be back breaking labor. You will need to by several buckets of the sealer at a hardware store. After you have lugged many of these 50lb buckets around on your driveway for half a day in the blazing sun, having ruined at least one pair of shoes, one pair of pants, a shirt, and a junky hardware store roller, brush and/or squeegee, you will come to the conclusion that you have not purchased enough sealer. You will then have to drive back to the store a broken and bitter man.

Most likely, the buckets you will be purchasing will have an inferior blend of sealer compared to what almost any reputable seal coater will use. The sealers available at hardware stores are usually water based and have a high percentage of solids, i.e. sand and clay. Stir one bucket and you know what Iím talking about. Hardware store brands know that the average homeowner falsely believes that large amounts of sand are needed for traction. They also know that sand is a very cheap additive.

A recent study from the Pavement Coating Technology Center (PCTC) concluded that high volumes of sand in sealant mixtures wore-off pavement test surfaces at least 82% quicker than surfaces covered with volumes of sand comparable to what we at South Florida SealCoat use. (Sebaaly, 2005)

Roller Application

Protection rating - Poor

Pros: Cheap, does not require expensive equipment or training. Gives the illusion to the Do-it-yourselfer that they can do a good job sealing their driveway.

Cons: Using rollers to apply sealer material causes the very top of the asphaltís aggregates to become black and give the appearance of being sealed, in reality however there is usually only a thin coating of sealer on the surface. The pores of the pavement are typically not sealed at all as not sealer has actually been worked into the pores.

Squeegee Application

Protection rating - SealCoating - Fair  (For Speciality Applications) - Good / Excellent

Pros: Does not require expensive equipment. Uses more sealer than Roller Sealing, Better surface coating, doesnít travel.

Cons: Though squeegees apply more sealer material to the pores of the pavement than roller applications, if the sealer is not applied properly using the squeegee, only a thin coating of sealer will remain on the surface. Consider how a squeegee works on your car window; you put a lot of window cleaner on but you scrape most off it back off with the squeegee. The same principle is true for driveway sealer; there are very specific methods required to properly apply sealer using the squeegee application method.

Very few professionals apply sealer using a squeegee. This application method is typically promoted by DYI centers. However please be advised that it requires a fair amount of trial & error and practice for a Do-it-yourselfer to learn these techniques.

At South Florida SealCoat, we only use the suqeegie application method for applying Slurry Coats or SealCoat Mudd. These are Very thick products which are used for very specific types of repairs. In these cases the squeegee is used to apply these substrate materials before asphalt sealer is applied using either the Brush or Spray application method.

Brush Application

Protection rating - Excellent

Pros: Seal coating using specialized seal coat application brushs is by far the superior method of sealing pavements in most residential applications (there are exceptions when using the spray method would be reccomended). The brushes spread a large volume of sealer evenly over the surface, our specialized brushes leave a smooth yet thick protective layer. The bristles of the brush work the sealer deep into the pours and fill in all the little nooks and crannies. With brush coating the customer receives the benefits of a durable surface layer  that acts to stabilize and protect your asphalt. At South Florida SealCoat, we take the protection one step further by using custom made brushes specially manufactured for the commercial seal coater to provide you our customer with a durable, superior finish.

Another benefit is that our brushes and squeegees control the material better than other applicators so there will be NO sealer on garage doors, parked cars, or sidewalks.

The specific sealer that South Florida SealCoat will recommend for your driveway or parking lot depends on your specific driveway or parking lot and what is required to best seal and protect your investment. The different high quality sealers we use are very specialized. Different grades are used for different applications.

Cons: Brush application is far more labor intensive than the other commercial methods. It takes brush coaters longer to apply this superior protection. After all we canít just jump out and wave a magic wand around and then jump back in the truck.

Spray Sealing

Protection rating - Excellent

Pros: Provides a uniform thickness on all surfaces of the asphalt when applied properly. Although there are some exceptions, spray sealing has become the industry standard for commercial parking lots. Spray sealing can also be a very effective method (in fact the method of choice) in certain residential applications.

This method of sealing also has the advantage of reduced surface drying times. The drying times can be reduced further if drying agents are included in the sealer formula. All sealers used by South Florida SealCoat contain fast dry additives to promote faster drying times.

Cons: Spray sealing requires expensive, specialized equipment and requires extensive training and experience to apply sealer properly. Spray sealing should never be tried as a Do-it-yourself project..!! This application method should only be preformed by trained, experienced professionals.

Please Take Note:

There is ONE DRAWBACK in having South Florida SealCoat seal your driveway or parking lot (regardless of which method we use). When we do the work, you, our customers are not allowed to stand out in the blazing sun sweating, swearing and generally being miserable while ruining your clothing and shoes..  We apoligize for this but like the commercial say's "We work hard so you don't have to"..  (The slogan "We work har so you don't have to" is a registered trademark of S. C. Johnson & Son)

For more information on asphalt sealcoating, or about South Florida SealCoat, please feel free to call us.


(954) 237-9864