How much does concrete sealing cost in Virginia?

Concrete sealing in Virginia has no single going rate: the price depends on the area, the sealer, the prep, any old coating that has to come off and the number of coats. Doing it yourself costs a few gallons of sealer and a day or so of work. For a contractor, the way to a fair price is bids you can compare line by line.

What you are paying for

Area. Everything starts with square footage. Measure each section, driveway, walk and patio, and add them up so every bidder prices the same job.

The sealer. Products differ in price per gallon and in how far a gallon goes. As a reference, Quikrete's waterproofing sealer, a penetrating sealer, covers about 75 to 150 square feet per gallon,^[4] while an acrylic cure and seal covers 150 to 200 square feet per gallon used as a sealer.^[5] A penetrating sealer leaves no gloss or shine,^[6] and most acrylic sealers darken the concrete and leave some gloss.^[7] Make sure every bid names the same type, or the prices are not comparable.

How long it lasts. The cheapest job up front is not always the cheapest over the years. Euclid's penetrating sealers usually do not need re-applying for at least 5 years,^[8] while INCRETE Clear Seal Water-Base, a film-forming cure and seal from the same maker, recommends a light maintenance coat every 1 to 2 years.^[10] Ask each bidder what they expect for your driveway.

Prep. Cleaning and degreasing oil stains, filling cracks and letting the slab dry all take time. Before a penetrating sealer like Baracade WB 244 goes on, moving cracks and joints have to be sealed with an elastomeric joint sealant.^[6]

Removing old sealer. If there is a worn, white or peeling film on the concrete, it may have to come off first. On INCRETE Clear Seal, thick coats, too many coats or multiple coats over time can cause bubbling, whitening and peeling.^[9] Some sealers go on only over bare concrete: for INCRETE Clear Seal, all old paint, oil, grease and water-based sealers must be removed, using a stripper such as INCRETE UNI-STRIPP to remove old coatings.^[9] Ask whether stripping is included and priced as its own line.

Access and extras. Steep or long driveways, tight spaces, masking around landscaping, and slip-resistant additives on walks and steps all add time.

Doing it yourself

The DIY cost is the sealer, a sprayer or roller, a cleaner and degreaser, crack filler, and gloves. Work out the sealer by dividing your square footage by the label's coverage: for example, 600 square feet at 75 to 150 square feet per gallon takes about four to eight gallons. Price that at a local supplier on the day you buy, and see how to seal a concrete driveway for the work itself. If you are weighing the two options, should you seal concrete yourself or hire someone goes through it.

Getting a fair price from a contractor

Get at least three written bids,^[1] all on the same area, product and number of coats. Beware of any bid substantially lower than the others,^[1] and check whether it leaves out work the others included, such as crack repair or stripping.

Ask each bidder to write down:

• the square footage and which areas are included;
• how they will clean and degrease, and whether crack and joint repair is included;
• the product by name, its type, the coverage rate and the number of coats;
• whether any old sealer has to be removed, and how;
• how long to keep foot traffic and cars off;
• the total price, the payment schedule and any warranty.

Licensing. DPOR's consumer guide says that if the work is valued at $1,000 or more, a valid Virginia contractor's licence is required for the licence category the contractor works in.^[1] The Code of Virginia also sorts contractors into classes by the value of a single contract and by their total work in any 12-month period, with Class B, for example, at $250,000 or more in 12 months,^[2] so ask every bidder for a licence number, whatever the size of your job. The Board for Contractors' concrete specialty definition includes "sealing, and waterproofing".^[3] Virginia law requires licensed contractors to give you a written contract for residential work.^[1] For the deposit, DPOR's rule of thumb is an initial deposit of no more than 10% of the total price or $1,000, whichever is less.^[1] For more on vetting, see what to ask a concrete contractor before hiring them.

When sealing is not the right spend

If the surface is flaking, the slab has sunk, or cracks keep widening, sealing will not fix it and the money is better spent on repair first. See what concrete repair costs in Virginia.

Stop and call a pro if

• Old sealer is peeling or white across large areas, since it may have to be stripped before anything new goes on.
• The concrete is scaling, spalling or heaving, which needs repair before any sealer.
• It is stamped, stained or colored concrete, where an uneven coat is hard to undo.
• The sealer you are looking at is solvent-based or marked for professional use. These can carry fire and fume warnings. INCRETE Clear Seal, an acrylic cleaned up with solvents such as xylene, says "Use with adequate ventilation. Keep away from all sources of ignition." and "For professional use only."^[9]
• Water seeps up through the slab or it stays damp for days, which points to a drainage problem a sealer will not solve.

Getting quotes in Virginia

Loclis lists DPOR-licensed businesses with their licence number and class. Browse concrete sealing and resurfacing, see concrete contractors in Blacksburg, or read more concrete and hardscaping answers. Loclis's own fees are on the pricing page.

Describe the sealing job once and licensed local concrete businesses send written quotes.