Driveway Sealing and Overlays in Orchards, WA

Somebody sold the previous owner of your house a can of driveway paint. It looked great for a summer. Now it is peeling in sheets where the tires sit and flaking at the edges, and the bare concrete underneath is darker than the painted parts. That is one of the most common calls we get from Orchards, and the fix starts with getting every bit of that old product off.

Orchards is a 15-minute hop up Fourth Plain for our crew, close enough that we can often stop by the same week you call. Most homes here are 1970s to 2000s split-levels and two-stories with ordinary two-car driveways. The concrete is usually fine. It is the stuff on top of it, and the stains soaked into it, that people want gone.

Why Driveway Paint Fails and What Lasts Instead

Driveway paint is a thin film that sits on top of the concrete. Summer heat softens it, tires grab it, and it pulls up. Water gets under the edges and lifts more. A real driveway coating either soaks into the slab, like the densifier we use on sound concrete, or bonds mechanically to a ground surface, like our polymer overlay. Neither one peels the way paint does.

Orchards gets warm in summer, a little warmer than the river-side neighborhoods. Hot tires on a hot day are what pull cheap coatings up. Our acrylic sealer and overlay are both made for exterior heat and hold up to hot tires far better than paint or plain epoxy. Fine grit worked into the top coat gives traction when the fall rains start.

Our Driveway Coatings System

Materials: Polymer overlay or densifier + acrylic sealer
Thickness: 40-100 mils
Install time: 1-2 days
Walk on it: 1-2 days after
Drive on it: about a week after
Warranty: 8 years

Salt and deicer resistant.

Mid-Age Slabs Between Fourth Plain and Padden

In Orchards, Sifton, and the neighborhoods near Covington and Burton, driveways are 25 to 50 years old. They have the usual control-joint cracks, oil spots in front of each bay, and often a patch where somebody tried a big-box sealer and it wore off unevenly. None of that means the driveway needs to be replaced. We remove the old coatings, degrease, fill hairline cracks, and then decide on sealer or overlay based on what the bare surface looks like. Near Orchards Park and Prairie High School, we see a lot of basketball hoop anchors and planter stains too.

Orchards Neighborhoods We Cover

Orchards, Sifton, Fourth Plain, Padden Parkway, Covington, Burton

Orchards Driveway Price Range

The average two-car driveway in Orchards is about 450 to 600 square feet. Multiply by our $3 to $7 range and you get roughly $1,350 to $4,200. Removing a failed paint or sealer job adds labor, which usually nudges the price toward the upper half. You get a written number after we measure and look at the surface.

Frequently Asked Questions

Can you coat over the Rust-Oleum driveway paint that is already there?

No. That paint is already failing, and anything we put on it will fail with it. We strip or grind it to bare concrete. It is more work up front, but it is the difference between a coating that lasts eight years and one that peels next summer.

Why does my driveway coating peel where the tires sit?

Hot tire pickup. A car driven on a warm day parks with hot tires, the rubber softens the coating, and when the car pulls away it pulls the coating up. It happens with thin paints and cheap sealers. Our systems are built for exterior heat and bonded to prepared concrete.

How do you get oil stains out of an Orchards driveway?

Degreaser, hot water, and scrubbing, sometimes more than once. Stains that have been there for decades may leave a faint shadow even after cleaning. If the stain still shows after that, an overlay covers it completely. A clear sealer will not hide a deep stain.

Will a new coating look the same across the whole driveway?

An overlay will, because it covers the old surface completely. A densifier and clear sealer will bring out the natural color, including any variations in the concrete. If your driveway has patches or mismatched sections, the overlay is the better choice for a uniform look.

Is the coating slippery in the rain?

No. We broadcast fine aggregate into the final coat. It feels a bit like fine sandpaper, enough to keep shoes and tires planted. Driveway paint has no grit, which is why it gets slick in the fall.

Nearby Cities Where We Also Install Driveway Coatings