How Sealcoating Can Extend the Life of Your Asphalt Parking Lot

Sealcoating is one of the most important things you can do to extend the life of your asphalt driveway or parking lot. It protects the asphalt from heat, cold, water, and oil.


It also adds a rich, dark color that enhances curb appeal. Before seal coating, you need to clean the surface. Visit to learn more.

Asphalt is made from a mix of rocks, stones, and gravel held together with a binder that’s often petroleum-based. Sealcoating adds a layer of protection to asphalt, making it last longer and look better. The process is relatively quick and simple and doesn’t require any major excavation or construction. You should apply a new layer every two to three years to keep your asphalt pavement in tip-top shape.

An unprotected driveway or parking lot is prone to sun damage that can lead to cracks, oxidation, and potholes. A sealcoat prevents this by sealing in small cracks and filling them with fresh asphalt. This keeps water from seeping in and freezing, which can cause further damage. It also protects against harmful UV rays, which can break down the asphalt binders and aggregates.

The sealcoat itself is a mixture of liquid coal-tar, asphalt emulsions, water, silica sand, and polymer additives. Workers spread it over the surface of your asphalt, using a spray or brush. Once it dries, the surface will appear new and smooth, with that deep black color everyone associates with freshly poured asphalt.

It’s important to get your asphalt sealcoated in the right weather conditions. You’ll need several days of clear, dry weather to allow the new coat to dry and set properly. Rain will wash it down before it has a chance to fully set and could damage it before it dries. It’s also a good idea to remove any debris or dirt from the surface before you start. Any lingering dirt or oil will prevent the coating from adhering properly. If you don’t clean your surface thoroughly, you may need to repave your asphalt instead of simply sealcoating it.

Prevents Oxidation

Asphalt pavement deteriorates due to sun’s harmful UV (ultra-violet) rays that cause it to dry and become more brittle. When it becomes brittle, small cracks form that allow water to penetrate the surface and weaken the foundation underneath. If not repaired, this can lead to potholes and costly repairs. Sealcoating protects the asphalt, reducing the effects of oxidation and extending its lifespan.

Asphalt is also prone to fuel spills that can damage the surface if left untreated. Oil, gas, antifreeze and road salt leaked from vehicles will bind to the asphalt surface and break it down, shortening its life. Sealcoating creates a barrier that stops the fuel from binding to the pavement, keeping it protected and preventing further damage.

Regular sealcoating keeps your parking lot in pristine condition, enhancing its beauty and making it easier to clean. The smooth surface is easier to sweep and broom, and oil stains are less likely to adhere. This makes upkeep a snap, minimizing the need for extensive and expensive repairs or replacements.

A well-maintained and attractive parking lot gives a great first impression to visitors and customers, so it’s important to keep your asphalt looking good. It is also an excellent way to attract new business and encourage people to visit your establishment, as well as boost the image of your brand. For this reason, asphalt preservation techniques like sealcoating are a wise investment. The cost of sealcoating is just pennies per square foot compared to the expense of replacing damaged pavement. Our team is devoted to the satisfaction of our clients, and we pride ourselves on providing top-quality service. Call us today to schedule your driveway or parking lot’s next asphalt sealcoating!

Prevents Water Damage

When left untreated, asphalt surfaces can suffer from water damage. The intrusion of moisture accelerates deterioration and is the primary cause of cracks, potholes and base course failure. Leaving your asphalt unprotected can lead to severe structural damage and expensive repairs. Fortunately, sealcoating is a cost-effective way to prevent water damage to your pavement.

The process of sealcoating involves spraying liquid asphalt onto the surface and then squeezing it out with a broom or a specialized commercial tool called a squeegee. It is typically applied from spring through fall. It is necessary that the climate conditions are warm and dry in order for the sealant to bond with the asphalt. The squeegee or brush can also be used to clean the asphalt and remove any dirt or debris that has settled on the surface. It is recommended that you keep people and cars off the newly sealcoated surface until it has had time to cure completely.

A properly sprayed and squeegeed driveway or parking lot will look brand new and provide you with many years of protection against the elements. It will also protect you from the expense of having to repair or replace your existing blacktop.

If you are concerned about the condition of your pavement and think it may be due for a sealcoat, contact us today to schedule a free estimate. We are experienced professionals that know how to use the best practices to protect your investment. We offer competitive pricing and we only use high-quality products. Our crews are highly trained and are up to date on the latest techniques to ensure the job is done right. We guarantee your satisfaction and will do everything possible to ensure that you are a satisfied customer.

Prevents Cracking

If cracks are not repaired promptly, they can grow and spread, eventually deteriorating asphalt. Sealcoating is a proactive way to protect pavement against damage and extend its lifespan. This preventative treatment is recommended shortly after paving and every three to five years afterwards.

To start the process, professionals thoroughly clean the surface to remove debris and dirt that may interfere with proper adhesion. Then linear cracks are filled with a hot rubberized crack filling compound (such as TruFlex) that expands and contracts along with the asphalt to prevent future cracking.

A thorough evaluation of the cracks is also conducted prior to applying the sealant, determining their size and nature, as well as assessing why they are there. This allows a professional to properly diagnose the issue and determine the best course of action.

Using specialized equipment, the sealant is applied evenly and smoothly to the entire pavement surface. This can be done by spraying or squeegeeing the material across the surface. Once it has been applied, the crew must allow 24 hours to dry completely, and vehicles should be kept off the area until then.

Once the sealant has cured, it will form a thick black coating that not only protects but enhances the appearance of the asphalt. This uniform black look makes the property appear cleaner and well-maintained, and it also helps to disguise any minor blemishes.

If you have questions about your driveway or want to schedule an appointment, contact our team. We are happy to help! We can provide you with a quote and offer expert advice. You can also find us on Facebook and Twitter. We hope to see you soon!


Sealcoating restores the original black appearance to asphalt and adds a layer of protection that helps to protect the pavement from water damage, oxidation, salts and chemicals. This prevents premature deterioration and saves on costly repairs. Sealcoating also improves the visual appeal of commercial and residential properties by bringing back that rich, black “like new” look. When coupled with fresh pavement marking, your parking lot will have an attractive and inviting appearance for employees, customers, visitors and tenants.

The old adage, “An ounce of prevention is worth a pound of cure” applies to many things, including the upkeep and routine maintenance of asphalt driveways and parking lots. By investing in seal coating on a routine basis, you can extend the life of your asphalt and beautify your property for years to come.