How Sealcoating Protects Your Asphalt

Sealcoating is an important process for protecting asphalt surfaces from weather and car pollutants. It will extend the life of your pavement and can save you money in the long run.


The weather conditions must be right for a successful application. It can’t be too hot or too cold, and it should not rain within 24 hours of application. Visit to learn more.

Before the actual sealcoating can take place, the asphalt surface has to be prepared. The pavement has to be clean, dry, and free of any debris, dirt, or oil stains. In addition, it is important to turn off the sprinkler system for the entire parking lot, and a fence or other means should be erected to block pedestrians and vehicular traffic from entering the area until it has been properly sealed and allowed to dry.

Once the surface has been cleaned, the cracks must be filled using hot or cold crack fillers to prevent water from seeping under the new coating and further damaging the asphalt. Next, the surface must be swept and washed to remove any remaining debris or dust. Depending on the size of the parking lot, you might want to consider renting a ride-on sealcoating machine with a squeegee or a spray system. Both of these tools allow for faster application and more accurate placement, as well as providing better traction for vehicles.

A quality sealcoat protects a paved surface by filling small cracks, increasing the surface’s friction, and adding a new layer of protection. This is essential for a smooth, safe driving surface, and is especially important for high-traffic areas such as shopping malls or airports. It also helps to prevent the expansion of small cracks into larger ones in winter, which can cause potholes and expensive repairs.

Another benefit of a quality sealcoat is its ability to prolong the lifespan of your asphalt. The seal coat acts as a protective barrier against the elements, weather, and even sun damage, keeping your parking lot looking like new for a longer period of time.

If you have an older parking lot, it is vital that you invest in a sealcoat as soon as possible to protect it from the elements and prevent damage. With proper care, your sealcoat can last for up to a decade or more.

A professional contractor will be able to advise you on the best maintenance schedule for your specific parking lot. They will also be able to identify any problem spots and address them early, saving you the expense of larger fixes down the line.


Keeping asphalt in good condition requires regular maintenance and the application of sealcoat. This process prevents degradation caused by weather, vehicle traffic, oil spills, and other chemical substances that penetrate and soften the material. When the material is weakened, it becomes brittle and more susceptible to damage. Sealcoating provides a barrier that protects the surface, and when used properly, extends its lifespan significantly.

First, the surface must be thoroughly cleaned. A power broom or blower should remove any loose dirt, leaves, or debris. If there are any oil stains, a degreaser or detergent should be applied to eliminate them. If the area is especially dirty, a pressure washer may be needed to ensure a clean and effective finish. This initial step is essential; any sealant applied to a dirty surface will not adhere effectively and can lead to patchy areas.

Once the surface is ready for application, barriers should be set up to keep people or vehicles from entering the work area. This will allow the sealant to be applied evenly without disturbance and allow for a quicker curing time.

It is also important to choose the right type of sealcoat for your climate and weather conditions. Two primary types exist, coal tar-based and asphalt emulsion-based. Coal tar-based sealcoats are more durable, but can have environmental and legal concerns in some areas. Asphalt emulsion-based products are environmentally friendly and are commonly used for residential and commercial asphalt applications.

The type of sand used in a sealcoat mix is also important for the final product. Coarse and fine sand must be screened to ensure that the proper particle size is being used. Using a sand that is too coarse or too fine will result in a sealcoat that is too thick and will not flex or adhere well to the pavement.

Before the actual application of the sealcoat, it is essential that all cracks, potholes, and other damaged areas are repaired. This will allow the asphalt to be more evenly protected and extend the lifespan of the material.

Once the sealcoat is applied, it must dry completely before it can be used. This can take a few days depending on the temperature and humidity. The best way to speed up the drying process is by using a product such as nano-cure, which reduces the amount of moisture in the air and allows the sealcoat to dry faster.


Once the asphalt has been sealed, the process moves to the curing stage. This is a critical step that helps determine the durability and effectiveness of the sealcoat. During this time, it is important to keep the surface free from traffic as it cures. The best way to do this is by putting up temporary signs that direct people to use alternate parking areas or even to park at home during the curing process.

The curing process can take up to two days. During this time, the sand particles in the asphalt will interlock to create a strong bond with the new coating. This will give the sealcoat additional strength and resistance to damage from the elements and traffic. The temperature of the surrounding area also plays a role in how quickly the sealcoat can dry. For this reason, it is often better to apply the coating in warmer weather when conditions are more favorable.

Before the curing begins, the surface is swept to remove any debris. Once the surface is clean, a primer is applied to prepare the asphalt for the sealcoat. The primer has built-in polymers and surfactants that help it to penetrate into the polished aggregates, creating an adhesive surface for the sealcoating. This is an extremely important step in the overall application of the sealcoat.

After the primer has been applied, a thin coat of the sealcoat is then applied to the pavement. The contractor may use pressurized spray equipment, self-propelled squeegee machines, or hand painting techniques depending on the project requirements. Typically, a second thin coat is required and the entire work area must be adequately cured before vehicles are allowed back on the lot.

Depending on the type of sealcoat used, it can take 24 to 48 hours for the paving material to be ready for light pedestrian traffic and up to 72 hours for vehicle traffic. During this time, it is essential to avoid any type of oil spills or harsh chemicals that can harm the coating. Keeping the paved surface free of oil spills and regular cleanings will extend the life of the sealcoat and ensure that it is effective for years to come.


Keeping your asphalt pavement well maintained can extend the lifespan of your parking lot or driveway and help you avoid costly repairs in the future. The best way to maintain your asphalt is through regular sealcoating. Seal coating restores the jet-black appearance of your pavement, fills in cracks, and helps your surface resist water penetration. It is a simple, cost-effective solution that will enhance the look of your property while reducing the need for expensive repair and replacement.

Before sealcoating, it is important to make sure that the surface is free of debris. This includes weeds, loose gravel and dirt, and old sealant. The area should also be blocked off for 24 hours while the sealant cures. Sprinkler systems should be turned off, and all vehicles should be removed from the surface. This will allow the sealcoat to dry and bond properly.

Once the sealant is applied, workers will hand squeegee the edges to provide clean, crisp lines and extra sealer. This step is essential in ensuring that the new surface will be resistant to traffic. Once the sealant has cured, the surface will be reopened to vehicular and foot traffic. In order to protect the newly sealed surfaces, you should put up signs indicating that vehicles and pedestrians should stay off of the area until it is fully cured.

Ideally, your asphalt should be resealed every other year to extend the life of the surface. However, the frequency of resealing will depend on your climate and traffic volume. Consult a professional to determine the appropriate schedule for your specific needs.

Whether you have an industrial lot or residential driveway, a sealcoat will help extend the life of your pavement and minimize the need for expensive repair. It will protect your investment, enhance the look of your property, and increase its value.