Beware of Asphalt Paving and Seal Coating Scams in Monmouth and Ocean Counties, NJ

Last Updated: March 22, 2025

Every year, as the weather warms up in New Jersey, particularly in Monmouth and Ocean County, residents and business owners become targets of asphalt paving and seal coating scams. These fraudulent operations cost homeowners and property managers thousands of dollars while leaving behind substandard work that often needs to be completely redone by legitimate contractors.

In my article below, I will discuss why Monmouth & Ocean County are so popular with asphalt paving and asphalt seal coating scams primarily due to their close geographic location to mobile home parks in Ocean County, where most of these scam companies operate from.  

And just so you’re aware, FixAsphalt.com has been in commercial paving and parking lot maintenance since 2001. We quote asphalt, concrete, pavement repair and pavement asphalt seal coating projects daily, so all of this info is from real projects quoted in 2024-2025.

NOTE: This article has been read, edited, and approved for publishing by Steven Brahney, who has 30+ years of asphalt experience maintaining and reconstructing asphalt parking lots for commercial properties in every state on the East Coast.

Why Monmouth and Ocean Counties Are Prime Targets for Asphalt Scams

Monmouth and Ocean Counties have become hotspots for asphalt paving scams for several compelling reasons:

1. Affluent Neighborhoods: Areas like Rumson, Spring Lake, and Bay Head have high-value properties where homeowners may be less likely to question higher prices.
2. Seasonal Population: The Jersey Shore's seasonal influx of tourists and second-home owners creates a perfect environment for scammers who know these property owners may not be familiar with local contractors.
3. Aging Infrastructure: Many neighborhoods in towns like Brick, Toms River, and Long Branch have aging driveways and parking lots reaching the end of their functional lifespan.
4. Severe Weather Exposure: The harsh coastal weather conditions in towns like Belmar, Ocean Grove, and Point Pleasant accelerate asphalt deterioration, creating ongoing maintenance needs.
5. Large Retirement Communities: Communities in Manchester Township, Lakewood, and other areas have concentrations of senior residents who are unfortunately common targets for home improvement scams.

According to the New Jersey Division of Consumer Affairs, home improvement scams consistently rank among the top consumer complaints, with asphalt paving scams being particularly prevalent in coastal counties.

Most Common Asphalt Paving and Seal Coating Scams in Monmouth and Ocean Counties

1. The "Leftover Materials" Scam

How it works: A contractor shows up unannounced claiming they just finished a job nearby and have "leftover materials" they can use on your driveway at a discounted rate.

Real-life example: In 2023, the Ocean County Prosecutor's Office reported multiple complaints from residents in Brick Township and Point Pleasant who were approached by contractors offering "discounted" paving services using "extra materials" from nearby jobs.

2. The Bait-and-Switch Price Scam

How it works: You're quoted an incredibly low price initially, but once work begins, the contractor "discovers" additional problems requiring thousands more in repairs.

Real-life example: The Asbury Park Press reported in 2022 that several homeowners in Howell and Freehold had been quoted $1,200-$1,500 for seal coating jobs that ballooned to $5,000+ after "extensive damage" was supposedly discovered mid-project.

3. The Diluted Sealant Scam

How it works: The contractor uses heavily diluted sealant that looks black and fresh when applied but washes away after the first rain.

Real-life example: According to the Monmouth County Division of Consumer Affairs, complaints about rapidly deteriorating seal coating were filed by multiple Neptune and Wall Township residents in 2024, all identifying the same unregistered contractor who had since disappeared.

4. The Thin Overlay Scam

How it works: Instead of the industry-standard 2-inch asphalt overlay, scammers apply a paper-thin layer that cracks within months.

Real-life example: The Red Bank Register documented a case where a commercial property owner in Eatontown was charged for a "complete resurface" but received what independent inspectors later determined was less than 1/2 inch of asphalt that began crumbling within weeks.

5. The Spray Painting Scam

How it works: Rather than applying actual sealant, scammers simply spray paint the asphalt black to make it appear freshly sealed.

Real-life example: In 2024, police in Toms River issued warnings after multiple business owners reported paying for seal coating only to discover their parking lots had been sprayed with thinned black paint that began washing away immediately.

How to Protect Yourself from Asphalt Scams in Monmouth and Ocean Counties

1. Verify Proper Licensing and Registration

New Jersey law requires all home improvement contractors to be registered with the New Jersey Division of Consumer Affairs. This registration requires:

• Proof of commercial general liability insurance
• Proper registration with state authorities
• Compliance with specific contract requirements

Action step: Verify a contractor's registration by visiting the NJ Consumer Affairs website or calling 973-504-6200. Legitimate contractors will have their registration number prominently displayed on their vehicles, contracts, and marketing materials.

2. Research Local Reputation

Action steps:

• Check the contractor's rating with the Better Business Bureau of New Jersey
• Look for Google reviews specifically mentioning work in your town (Brick, Toms River, Middletown, etc.)
• Ask for references from projects completed in your specific neighborhood
• Contact the Monmouth County Consumer Affairs (732-431-7900) or Ocean County Consumer Affairs (732-929-2105) to check for complaints

3. Get Multiple Written Estimates

Action steps:

• Obtain at least three detailed written estimates from different contractors
• Ensure estimates specify materials to be used, including thickness of asphalt or type/brand of sealant
• Confirm the quote includes proper preparation work (cleaning, crack filling, etc.)
• Be suspicious of any estimate significantly lower than others

4. Demand a Detailed Contract

New Jersey's Consumer Fraud Act requires home improvement contracts to include:

• Start and completion dates
• Complete description of work
• Total price including materials and labor
• Payment schedule
• Contractor's legal name and address

Red flag: Any contractor unwilling to provide a detailed written contract is likely violating NJ law and should be avoided.

5. Never Pay in Full Upfront

Best practices:

• The initial deposit should not exceed 1/3 of the total project cost
• Create a payment schedule tied to completion of specific stages
• Hold back final payment until you've thoroughly inspected the completed work
• Pay by check or credit card, never cash (credit cards provide additional fraud protection)

6. Be Especially Wary of Door-to-Door Contractors

According to the Ocean County Sheriff's Office, legitimate paving companies rarely solicit door-to-door in New Jersey. If someone shows up unannounced:

• Ask to see their New Jersey home improvement contractor registration
• Request their business card and physical business address (not a P.O. box)
• Take time to research them before agreeing to anything
• Remember that NJ law gives you a 3-day right to cancel for door-to-door sales

Signs of Quality Asphalt Work

When hiring a paving contractor in Monmouth or Ocean Counties, look for these indicators of quality work:

1. Proper base preparation: The existing surface should be cleaned, cracks properly filled, and deteriorated areas removed
2. Appropriate thickness: A new asphalt overlay should be at least 2 inches thick (compacted)
3. Correct compaction: Proper rolling equipment should be used to achieve appropriate density
4. Smooth transitions: Edges should meet existing surfaces smoothly
5. Proper drainage: Surface should be graded to prevent water pooling

Local Resources for Monmouth and Ocean County Residents

If you believe you've been victimized by an asphalt paving or seal coating scam:

1. Monmouth County Consumer Affairs: 732-431-7900
2. Ocean County Consumer Affairs: 732-929-2105
3. New Jersey Division of Consumer Affairs: 800-242-5846.  Click here to verify a contractor has a VALID New Jersey Contractors Registration.  
4. Better Business Bureau of New Jersey: 609-588-0808

Don't hesitate to file a complaint - your report helps authorities identify patterns and protect other residents.

Conclusion

While Monmouth and Ocean Counties unfortunately see more than their share of asphalt paving scams, being informed and vigilant is your best defense. By following the guidelines above, checking references specifically from your town, and working only with properly registered contractors, you can ensure your paving project enhances rather than detracts from your property's value.

When it comes to protecting your property investment in the Jersey Shore area, remember that a legitimate contractor welcomes your questions, provides detailed documentation, and never pressures you for an immediate decision.

This article is for informational purposes only and does not constitute legal advice. For specific concerns, consult with appropriate legal and consumer protection authorities.

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