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Why Sealcoating is Essential for Long-lasting Driveways and Parking Lots

Property owners want to ensure that your asphalt driveway and parking lot are well-maintained and long-lasting. One way to do this is through sealcoating, which can prevent damage caused by weather, traffic, and other external factors. Sealcoating involves applying a protective coating to the surface of your pavement, creating a layer of protection against harmful elements. In this blog post, we will discuss sealcoating and how it works. We will also cover how often it should be done, the benefits of sealcoating for driveway and parking lot maintenance, and compare it with resurfacing to help you decide which option is best for your pavement. Read on to learn why sealcoating is essential for ensuring the longevity of your driveway or parking lot.

What is sealcoating, and how does it work?

Sealcoating is applying a protective layer or coating to asphalt pavement surfaces, such as roads, parking lots, and driveways. The primary purpose of sealcoating is to enhance the longevity and appearance of the asphalt by providing a barrier against various elements, including sunlight, water, oils, and chemicals.

The sealcoating material is typically a coal tar or asphalt-based emulsion that contains fillers, additives, and aggregates. It is applied in a liquid form using specialized equipment like squeegees, sprayers, or brushes. The application process involves several steps:

  • Preparation: The pavement surface is thoroughly cleaned by removing debris, dirt, and loose particles. Cracks and potholes are filled and repaired before sealcoating.
  • Priming (optional): Sometimes, a primer may be applied to the pavement before sealcoating. The primer helps improve adhesion between the asphalt and the sealcoating material.
  • Application: The sealcoating material is applied evenly over the pavement surface using the chosen application method. The thickness of the coating can vary depending on the specific requirements and conditions.

Curing: The sealcoating material needs time to cure and dry. This usually takes around 24 to 48 hours, depending on environmental conditions such as temperature and humidity.

How often should sealcoating be done?

The frequency of sealcoating applications depends on various factors, including the condition of the pavement, the level of traffic, and the climate in which the pavement is located. In general, sealcoating is recommended every two to five years for most asphalt surfaces. However, it’s important to assess the condition of the pavement and consult with a professional to determine the appropriate timing for sealcoating.

Here are some factors to consider when deciding how often to sealcoat:

  • Age and condition of the pavement: Older or heavily worn pavements may require more frequent sealcoating to maintain their integrity. If the asphalt surface shows signs of cracking, deterioration, or excessive wear, it may need more frequent applications.
  • Traffic volume and usage: High-traffic areas, such as roads, parking lots, or driveways with heavy vehicle usage, may require more frequent sealcoating due to increased stress and wear on the pavement.
  • Climate and weather conditions: Extreme weather conditions, including temperature fluctuations, freezing and thawing cycles, and exposure to harsh elements, can accelerate pavement degradation. In such cases, more frequent sealcoating may be necessary to protect the asphalt.

Previous maintenance and repairs: Regular maintenance, including crack filling and pothole repairs, can extend the lifespan of the pavement and delay the need for sealcoating. If the pavement has been well-maintained, less frequent sealcoating may be required.

The benefits of sealcoating for driveway and parking lot maintenance

Sealcoating offers several benefits for driveway and parking lot maintenance. Here are the key advantages:

  • Protection against UV rays: Sealcoating forms a protective layer that shields the asphalt from the damaging effects of ultraviolet (UV) rays from the sun. UV rays can cause the asphalt to oxidize and deteriorate over time. Sealcoating acts as a barrier, reducing the impact of sunlight and extending the life of your asphalt.
  • Prevents water damage: Asphalt is susceptible to water damage, leading to cracks, potholes, and other structural issues. Sealcoating provides a waterproof barrier that prevents water from penetrating the surface. It helps to reduce the risk of water damage and extends the life of the driveway or parking lot.
  • Resistance to chemicals and oil: Vehicles often leak oil, gasoline, and other fluids that can penetrate the asphalt and cause damage. Sealcoating creates a protective layer that resists the penetration of these chemicals, making it easier to clean spills and prevent long-term pavement damage.
  • Reduced cracking and deterioration: Over time, asphalt can develop cracks due to exposure to the elements, heavy traffic, and temperature fluctuations. Sealcoating helps to seal existing hairline cracks and prevents the formation of new ones. By minimizing water infiltration and reducing the effects of oxidation, sealcoating helps to slow down the deterioration process.
  • Enhanced appearance: Sealcoating gives the pavement a fresh, dark appearance, enhancing curb appeal. A well-maintained, properly seal coated driveway or parking lot can make a positive impression on visitors or customers and improve the property’s overall aesthetics.
  • Ease of maintenance: Sealcoating creates a smooth, uniform surface that is easier to clean and maintain. It helps to minimize the accumulation of dirt, debris, and stains, making routine cleaning and maintenance tasks more efficient.

Cost-effective maintenance: Sealcoating is a cost-effective preventive maintenance measure. By protecting the pavement and reducing the frequency of major repairs or replacements, sealcoating can save money in the long run.

Sealcoating vs. resurfacing: which is best for your pavement?

When it comes to maintaining and enhancing the longevity of your pavement, two common options are sealcoating and resurfacing. Both methods have their benefits and are suitable for different situations. Understanding the differences between sealcoating and resurfacing can help determine the best option for your pavement. Sealcoating is a protective layer applied to the surface of asphalt pavements. It is a barrier between the pavement and external elements like sunlight, water, oil, and other chemicals. Sealcoating helps prevent oxidation and degradation of the asphalt, leading to cracks and potholes over time. It also enhances the overall appearance of the pavement by giving it a fresh, black finish. However, sealcoating is not a solution for pavements with significant structural issues. If your pavement has deep cracks, potholes, or extensive surface damage, resurfacing may be more suitable. Resurfacing involves removing the top layer of the existing pavement and replacing it with a new layer of asphalt. This process addresses underlying structural problems and provides a new, smooth surface. Resurfacing offers a more comprehensive solution for pavements with extensive wear and tear. It not only improves the appearance but also restores the structural integrity of the pavement. By eliminating cracks and irregularities, resurfacing creates a durable and even surface that can withstand heavy traffic and harsh weather conditions. Compared to sealcoating, resurfacing is a more involved and costly process. It requires specialized equipment and skilled labor to remove the old layer of pavement and install a new one. Resurfacing is typically recommended when the existing pavement is severely deteriorated, or the underlying base layers are compromised.


Sealcoating is an essential part of pavement maintenance, and it helps protect your driveway or parking lot from damage caused by weather and traffic. It provides a protective layer that prevents water from seeping into the pavement, causing cracks and potholes. In addition to this, sealcoating also helps to improve the overall appearance of your property. You should get your driveway or parking lot seal coated every two to three years for optimal results. Resurfacing may be necessary sometimes, but sealcoating is a more affordable and effective solution for most situations. If you want to ensure your pavement lasts longer and looks better, consider getting it seal coated today.

At Five Star Paving, we specialize in providing high-quality asphalt sealcoating services for residential and commercial properties. Our team of experienced professionals uses the best materials and techniques to ensure that your pavement looks great and lasts longer. Contact us today to get a quote and schedule your sealcoating service. Trust us to protect your pavement and give it a fresh new look!

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