Pavement Protection Specialists

Protect YourPavement.

Driveway sealcoating and crack filling for Park City and Summit County. Asphalt emulsion sealer helps shield the surface from UV, heat, water, and freeze-thaw exposure.

NOW SCHEDULING IN PARK CITY, SUMMIT COUNTY, AND SNYDERVILLE BASIN.

4.9 Google Rating

50+ Google Reviews

150+ Properties

Since 2017

Insured

What We Do

Four Seasons.
One Asphalt Surface.

Park City pavement faces UV and heat in summer, water through changing weather, and freeze-thaw movement as temperatures drop. We coordinate preparation, coating, and cure time around the short local season.

UV Oxidation

Ultraviolet exposure contributes to oxidation, fading, and a more brittle asphalt surface. Sealcoating adds a sacrificial layer that helps slow that weathering.

Water Penetration

Rain, snowmelt, and irrigation runoff can enter open cracks and reach the layers below. Filling cracks and sealing the surface helps limit those pathways.

Heat Softening

Dark pavement absorbs summer heat, while UV exposure accelerates surface oxidation. A properly prepared sealcoat provides a renewable surface layer through the warm season.

Freeze-Thaw Movement

Water in cracks can freeze, expand, and reopen pavement as temperatures cycle. Crack preparation and sealcoating help reduce water entry before winter.

Driveway Sealcoating

We apply asphalt emulsion sealer to a properly prepared surface to help manage UV, heat, water, and Park City's freeze-thaw exposure.

Crack Filling & Repair

Cracks are filled with rubberized joint sealant before the topcoat goes down. We address the damage before sealing over it.

Pavement Assessment

Before every job we walk the pavement and assess condition, drainage issues, and existing damage. You get an honest evaluation, not just an estimate.

Commercial Parking Lots

Larger surface areas, faster turnaround. We handle commercial sealcoating for multi-family properties, HOAs, and small commercial lots across Summit County.

Sealcoating needs a suitable dry window. Late summer and early fall can offer suitable conditions in Park City, so we schedule around the forecast and seasonal temperatures rather than rush the coating.

The honest process

Prep first.
Protect second.

A good sealcoat job depends on surface preparation, cure time, and a weather window that cooperates. Here is what to expect.

Prepare the surface

We walk the pavement, power wash it, and address cracks before sealer goes down. Prep is where the finish starts.

Apply, then cure

We apply the agreed coating and tell you the drive-on window for that day's temperature, surface, and conditions. Keep vehicles off until the crew says it is ready.

Watch the weather

Sealcoating needs a suitable dry window. If weather compromises the schedule, we reschedule rather than rush a coating that will not cure properly.

Park City Driveway Guide

Plan around the coating season

Timing for Park City driveways, in one short read.

When to sealcoat a driveway in Park CityTemperature and dry-window timing, explained.

The 435 portfolio

Everything else we do.

SEE ALL 435 SERVICES

435 Lawn Care 435 Mulch 435 Landscaping 435 Aerate 435 Sealcoat 435 Tree 435 Snow

How we stay in touch

Text, call, or walk the property.

One local point of contact makes the next step clear.

TEXT US CALL 435-901-7709

Meet the team

Park City roots. One local team.

Learn how PC Mow Bros grew into 435 Property Management and meet the people behind the work.

About 435 →

RequestAn EstimateOr Visit.

435-901-7709

Text or call us to discuss your property.

Sealcoating FAQs

What does driveway sealcoating do?

Asphalt emulsion sealer adds a surface layer that helps shield pavement from UV, heat, and water exposure.

Do you fill cracks before sealcoating?

Yes. We prepare the surface and fill cracks with rubberized joint sealant before applying the topcoat.

How do you decide if a driveway is ready?

We walk the pavement and assess its condition, drainage, and existing damage before recommending the work.

How is the sealcoating date selected?

Sealcoating needs suitable dry conditions and seasonal temperatures. We schedule around the forecast rather than rush the coating.

When can vehicles use the driveway again?

The drive-on window depends on the day's temperature, surface, and conditions. The crew explains when the surface is ready.