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Your driveway stops being a liability and starts working for your property value. No more worrying about winter damage eating away at your asphalt while you’re not there.
The difference is immediate. Neighbors will think you installed a brand new driveway. More importantly, you’ve just prevented water from seeping into cracks and causing the kind of freeze-thaw damage that turns a simple maintenance issue into a complete replacement project.
You’re looking at protection that lasts 2-3 years, not months. And instead of facing a $3-$7 per square foot replacement bill down the road, you’ve invested pennies on the dollar for real protection that actually works.
Rolling Hills Property Services Inc. has been protecting Suffolk County properties for years, and we understand what Amagansett driveways face. The salt air, the freeze-thaw cycles, the seasonal property challenges that come with Hamptons living.
We’re not just another contractor passing through. We’re based in Smithtown, licensed and insured, with a track record of transparent pricing and reliable service. When you’re dealing with a second home or managing a property remotely, you need people who show up when they say they will and do the work right the first time.
We handle everything from initial assessment to final cleanup, so you’re not coordinating multiple vendors or dealing with surprise costs later.
First, we clean your driveway completely. Power washing, debris removal, oil stain treatment – whatever it takes to get a surface the sealcoat can properly bond to. Shortcuts here mean failure later, so we don’t take them.
Next comes crack repair. Any cracks over half an inch get filled with hot rubberized crack sealer before the main application. This isn’t optional – it’s what prevents water from getting underneath and causing real damage.
The sealcoating itself gets applied by hand, not sprayed. Hand application means proper thickness and even coverage. It takes longer, but it’s the difference between protection that lasts and a job that fails in the first winter. Most applications cure within 24-48 hours, depending on temperature and humidity.
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Complete surface preparation including power washing and debris removal. Professional crack sealing for cracks over 1/2 inch wide. Two coats of commercial-grade sealcoating applied by hand for maximum durability and protection.
In Amagansett, your driveway faces unique challenges. The coastal environment means salt exposure year-round, not just from winter road treatment. The seasonal nature of many properties means driveways sit unattended for months, making proper protection even more critical.
We include a thorough inspection before starting work, identifying any underlying issues that need addressing. We coordinate timing around your property schedule, whether you’re preparing for seasonal closure or getting ready for summer occupancy. All work comes with clear communication about cure times and any restrictions on use.
Every 2-3 years for most Amagansett driveways, though coastal properties may need attention sooner due to salt exposure. The key is timing – you want to seal before you see significant cracking or surface deterioration.
If your driveway is newer (less than a year old), wait at least 6-12 months before the first sealing to let the asphalt cure properly. After that, regular maintenance every 2-3 years prevents the kind of damage that requires expensive repairs or full replacement.
Weather conditions matter too. Spring and fall are ideal for sealing in Suffolk County, when temperatures are stable and you have several dry days for proper curing.
If rain hits before the sealcoat cures completely, it can wash away the protective coating and leave you with an uneven, damaged surface that needs to be redone. That’s why timing and weather monitoring are critical.
We check weather forecasts carefully and won’t start work if rain is expected within the curing window – typically 24-48 hours. If unexpected weather threatens the job, we’ll take steps to protect the work area or reschedule if necessary.
This is one reason to avoid contractors who pressure you to start work immediately or don’t discuss weather conditions. Proper sealcoating requires proper conditions, and rushing the timeline usually means problems later.
Yes, but the cracks need to be properly repaired first, not just covered over. Small hairline cracks can often be sealed as part of the process, but larger cracks require hot rubberized crack filler before sealcoating.
Simply applying sealcoat over existing cracks without proper repair is a waste of money. The cracks will continue to expand underneath, eventually breaking through the sealcoat and creating bigger problems. Proper crack repair addresses the underlying issue and creates a stable foundation for the protective coating.
The good news is that crack repair and sealing done together is much more cost-effective than waiting until you need major driveway reconstruction. Addressing problems early saves significant money long-term.
Typically 24-48 hours, but it depends on temperature, humidity, and the specific products used. Cooler temperatures and high humidity extend curing time, while warm, dry conditions speed it up.
We’ll give you specific guidance based on current conditions and the materials used for your job. We’ll also mark or block access to prevent accidental damage during the curing period.
Don’t rush this part. Driving or walking on sealcoat that hasn’t fully cured can leave permanent marks, create uneven surfaces, or damage the protective barrier you just paid for. A little patience here protects your investment.
It depends on the condition of the underlying asphalt. If the base is structurally sound with only surface-level cracking and wear, sealcoating can add years of life and dramatically improve appearance.
However, if you’re dealing with major structural issues, potholes, or extensive alligator cracking, sealcoating alone won’t solve the problem. In these cases, you may need patching, resurfacing, or complete replacement before sealcoating makes sense.
A professional assessment can determine whether your driveway is a good candidate for sealcoating or needs more extensive work. Either way, addressing problems now is almost always less expensive than waiting until they get worse.
Hand application provides better coverage, proper thickness, and longer-lasting protection. Spray application is faster for contractors but often results in thin, uneven coverage that fails prematurely.
When sealcoat is sprayed, it’s usually diluted to flow through equipment properly, which means less actual protection on your driveway. Hand application with squeegees allows for proper thickness and ensures every area gets adequate coverage, especially around edges and detail areas.
The extra time for hand application translates to better results and longer-lasting protection. While it costs slightly more upfront, hand-applied sealcoating typically lasts longer and provides better value over time than spray applications.
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