Signs That It’s Time to Seal Your Asphalt

Sealcoating is one of the best ways to keep your asphalt looking great and protect your investment. There are many signs that it’s time to reseal your driveway, parking lot, or other paved surface.


Ideally, seal coating is performed on days that are comfortably dry and with no more than a 40% chance of rain. If the weather is too humid, the resulting moisture will slow drying and affect the results. Visit Website to learn more.

Asphalt is a durable material that holds up well under normal use, but it’s susceptible to damage from the sun, moisture and chemicals. Seal coating adds a layer of protection that blocks out these elements and helps your pavement last longer. It also gives your asphalt a deep black, clean appearance that enhances curb appeal.

Asphalt deteriorates when it isn’t properly maintained. It becomes dry and brittle, which allows it to crack and break apart. Sealcoating protects the surface from water, sand and oil, which extends its life and keeps it looking good. It also protects against UV rays that can cause oxidation and fade the color of your parking lot or driveway.

A regular schedule of sealcoating can more than double the life of your asphalt and save you thousands in repairs and replacement costs. Those who skip this maintenance are left with unattractive and damaged asphalt that needs costly resurfacing or even reconstruction.

Before your property can be sealed, the asphalt must be thoroughly cleaned. This includes blowing away loose dirt, sweeping and brushing. Dirt that is left on the surface can damage the new layer of seal coat. Linear cracks should be filled with a hot rubberized crack filler before the pavement is sealed.

Once the asphalt is prepared, workers will spray the area to be covered with an asphalt emulsion or acrylic sealer. This product is mixed with sand, polymer additives, silica and other proprietary fillers to create a smooth, slip resistant surface that enhances the beauty of your parking lot or driveway. The product is poured or sprayed onto the asphalt surface and spread with a broom, brush or squeegee. Workers should be mindful to avoid overspray on concrete sidewalks and garage doors, as these products can stain them.

Once the application is complete, workers must wait for it to dry completely before driving on the surface. The drying process can take 24 to 48 hours. It is best to seal the asphalt when it is warm and dry outside, but not raining. This way, the asphalt can adjust to the changing temperatures without becoming brittle or cracked.

Prevents Water Damage

While water is essential to life, it can also be a destructive force. It can erode smooth surfaces and cause them to crumble over time. Sealcoating helps to prevent this by forming a layer that acts as a protective shield against the elements, including UV damage and rain damage.

Without sealcoating, asphalt is vulnerable to water infiltration, which can destroy the underlying structure and shorten its lifespan. However, when your pavement is sealed with a high quality product, the liquid emulsion fills up any pores or cracks, creating an impermeable layer that stops moisture from damaging the asphalt. In turn, this minimizes the impact of traffic-induced stress and keeps your pavement structurally sound for longer.

Water infiltration is a major problem for untreated asphalt surfaces, particularly in wet climates where rain and sprinklers can frequently seep into the surface. This can lead to oxidation and further damage to the structure of the asphalt, which leads to potholes, surface cracking and deterioration. Sealcoating protects your asphalt by preventing water from penetrating the surface and strengthening the subbase to create an impermeable layer that resists moisture and other harmful substances.

A paved driveway or parking lot is subject to many stresses, including the abrasive action of tires and the weight of vehicles. This inevitably leads to surface cracking and deterioration. A properly applied sealcoat can significantly reduce the impact of these stresses on your asphalt, extending its lifespan and improving its appearance.

While you can try to apply a sealcoat yourself, the best way to ensure that your job is done correctly and effectively is to hire a professional. They will have access to specialized equipment and tools that you may not have, such as spray systems designed to apply the sealcoat evenly. In addition, professional sealcoat applicators will use premium grade products that are formulated to provide the best results. In addition, they will use a power washer to remove any chemicals or oils that are on the surface of your driveway or parking lot before applying the sealant. This will ensure that the sealant is applied only to the asphalt, not the surrounding environment.

Prevents Oil Spots

Oil spots are the bane of every asphalt driveway or parking lot owner’s existence. Not only are they unsightly and a turn-off to potential customers, but they can also stain and damage the pavement beneath them. Sealcoating protects the surface of your asphalt and slows the deterioration caused by spilled oil.

Gasoline, motor oil, antifreeze and de-icing chemicals can all stain and corrode asphalt. Sealcoating keeps these harmful chemicals on the surface of your pavement where they belong, rather than absorbing into the asphalt where they can cause damage and contaminate groundwater supplies.

Another way that sealcoating helps to protect the asphalt beneath it is by filling in hairline cracks. These cracks can widen over time to become potholes, which are a danger to drivers and passengers. Sealcoating helps to prevent this by sealing the cracks and keeping water out, which can prolong the life of your asphalt.

Lastly, sealcoating provides cosmetic benefits. Over time, your asphalt will lose its black color and begin to look dull and grey. A fresh coat of sealant can restore the black appearance of your driveway or parking lot and make it more attractive to customers.

When having your asphalt sealed, it is important to follow all instructions provided by the company. This means not spreading fertilizers or other chemicals whose fumes can interfere with the process, as well as closing your parking lot while the work is being done. If you are unable to close your parking lot, you should try to limit traffic to one area while the work is being done.

A professional sealcoating service will use a high quality product to ensure that the results are as good as possible. Depending on the brand, it may contain additives to aid in drying, altering sand suspension, increasing water repellency or improving resistance to salts and petrochemicals.

It’s also important to have your asphalt sealcoated on a regular basis. A typical schedule is about once every three years, although this may vary slightly depending on the climate in your region and the amount of traffic on your parking lot or driveway.

Prevents Potholes

A cracking, crumbling asphalt driveway or parking lot is not only an eyesore but it can also be a safety hazard for pedestrians. If you notice your asphalt is showing signs of deterioration it’s time to take action and get it sealed. Sealcoating is a cost-effective preventive measure that can extend the life of your asphalt pavement.

Pavement deterioration is caused by moisture intrusion into cracks and joints in the asphalt surface. When water seeps through these small holes in the asphalt and freezes, it expands, causing the weakened pavement to rip apart. If this is left unattended, it will further erode the asphalt, eventually leading to potholes or alligator cracks.

These cracks and holes in the asphalt aren’t just unsightly, but they can lower your property value and make your property look run down. This is not a good impression to give to your guests or potential customers. It can even turn off business.

Getting your pavement sealed will protect it from UV damage and slow down the oxidation process. The asphalt pavement is made up of rock and gravel, or aggregate, held together by a binder that comes from the distillation of crude oil. As it degrades, the binders and aggregate separate from one another and deteriorate the pavement. Sealcoating helps preserve your asphalt for pennies per square foot compared to costly repairs and replacement.

Sealcoating is a liquid mixture that’s spread and hardens into a thin layer on top of your asphalt. It acts as your pavement’s first line of defense against corrosive chemicals, sun’s UV rays and water. It is best applied by hand with a squeegee or with a sprayer, depending on the size of the area to be coated. It is often mixed with sand for added consistency and traction.

While sealcoating is not a structural improvement, it can be an effective method to maintain your asphalt and make it look brand-new. It will not hide large cracks, dry patches or other areas that have a compromised structural integrity and those should be repaired prior to seal coating. However, it can hide smaller cracks and prevent them from eroding into larger ones.