Your driveway or parking lot does more than provide access; it creates a first impression of your property. Cracked, faded, or worn asphalt can make an otherwise well-maintained home or business look neglected. Sealcoating is a simple, cost-effective way to protect your asphalt, extend its lifespan, and improve overall curb appeal by restoring a clean, uniform surface.
But what is sealcoating, and why is it such an important part of asphalt maintenance? In this article, we’ll explain what sealcoating is, how it works, walk through the sealcoating process step by step, and break down the key benefits of sealing your driveway or parking lot to keep it protected for years to come.
What is Sealcoating?
Sealcoating is an asphalt maintenance treatment where a thin liquid layer is added over a paved surface to protect it from damage caused by UV rays, rain and snow, and fluids from vehicles. Sealcoating won’t cure existing issues, like cracks, but it will help prevent such damage from forming in the first place and smooth surfaces a bit. With the surface seal coat intact, the underlying asphalt is protected from the effects of water, wind, and sunlight that can degrade and harden the asphalt and cause it to crack and crumble.
How Sealcoating Works
Despite asphalt’s superior waterproofing and adhesive capabilities, it still has some downsides in its chemical makeup. These downsides make it easy for water, salt, and other chemicals to degrade asphalt’s molecular structure. As the asphalt molecules break down, the pavement loses its binding and waterproofing properties. You can see this phenomenon in action when asphalt pavement turns from black to grey.
Sealcoating is usually made up of varying amounts of dissolved asphalt, mineral fillers, and water. It is applied as a spray or with a squeegee or broom. The sealant is specifically engineered using oils and materials that are commonly used in asphalt paving. When applied to the asphalt pavement surface, the oils in the seal coat seep down and help replenish some of the depleted asphalt oils and binder that have dried up over time.
At the same time, the tiny asphalt, sand, and mineral particles fill in small cracks and gaps between the pieces of aggregate, making the pavement surface more even and level. The asphalt pavement will look almost like new pavement with the oils replenished and the cracks and gaps filled in. The seal coat also protects the asphalt pavement and harmful elements like UV rays from the sun, water, chemicals, and abrasion from traffic.
How to Seal Coat Asphalt
While each sealcoating company may have its own preferred methods and equipment, the general process for sealcoating asphalt typically follows these key steps:
- The entire asphalt surface is thoroughly cleaned to remove dirt, dust, debris, and loose gravel. A clean surface is essential to ensure the sealcoat adheres properly and lasts as long as possible.
- Before sealing begins, the crew addresses any surface issues such as cracks or small potholes. Filling these imperfections helps prevent water intrusion and structural damage underneath the pavement.
- The sealcoat material is then applied using tools such as squeegees or specialized spray systems. To achieve uniform coverage, the coating is often applied in multiple directions, especially on larger areas.
- After the sealcoat is applied, the surface must be left undisturbed for at least 24 hours to allow the liquid components to evaporate, leaving a durable, solid layer. Even after curing, it’s important to avoid sharp turns or spinning wheels on the surface to prevent scuffing or damage.
Sealcoating is typically performed between spring and fall when temperatures consistently remain above 55°F. In addition to temperature, the process also requires dry weather – ideally with no more than a 40% chance of rain for at least eight hours after application – to ensure proper curing.
Why Sealcoat Asphalt?
There are several benefits of sealcoating asphalt in your driveway or parking lot. Think of sealcoating as preventative maintenance for your driveway or parking lot. In that way, it’s similar to painting your home or business to protect it from the elements.
1. Weatherproof
One of the most significant factors that deteriorate asphalt driveways is water damage. When water seeps into cracks and pavement, it erodes the ground beneath your driveway. Sealcoating your driveway protects it from rain, snow, and water overflow. It also accelerates the melting process of snow and ice on pavement surfaces. This helps protect against water penetration, rain, frost, and snow damage.
2. Improved appearance
With exposure to the elements, asphalt pavement over time becomes faded in appearance. New sealcoating can preserve the resilience of asphalt surfaces. It helps hide small cracks, patches, and rough spots, as well as making traffic lines on parking lots more visible. A quality sealcoat can turn a haggard, worn-looking driveway into a smooth, clean-looking, beautiful surface that will raise the perceived value of your property. Sealcoating naturally looks spotless and well-maintained.
3. UV and chemical protection
Just like how UV rays can age your skin, they can also age and damage your driveway. The sun’s rays cause oxidation, which results in driveway deterioration. Sealcoating acts as a sunblock by preventing harmful UV rays from aging asphalt. Sealcoating asphalt also protects your pavements, driveways, and parking lots from gas, oil, and other substances that can eat away at an asphalt surface.
4. Cost-effective
The low cost of regular sealcoating can save you money in the long run. When asphalt driveways become extensively damaged, repairs can be difficult and pricey. So, maintaining asphalt driveways through sealcoating is the best and most cost-effective way to avoid having to make large driveway repairs. A properly maintained and sealed asphalt surface has an extended lifetime and reduces long-term repair costs. Also, sealcoating is much more affordable than replacing asphalt. If damage to your driveway isn’t extensive, then sealcoating could save you thousands of dollars.
5. Easy maintenance
A sealed driveway or parking lot is easier to clean than untreated asphalt surfaces. Driveway and parking lots that are exposed to leaves and other debris can be effectively managed and maintained after a sealant is applied. They can be quickly swept with a broom. You can also wash them without fear of water seeping into cracks and deteriorating your driveway.
How Often Should You Seal Coat?
Seal coating should be performed between 6 months to 1 year after new asphalt is installed to allow proper cure and wear of the surface. After this, it’s recommended that you have your driveways and parking lots seal coated every two to three years for normal use or every year if the pavement experiences heavy traffic.
The seal coat may show signs of wear after a few years, but this doesn’t necessarily indicate that the asphalt isn’t still being protected. You can usually go a while longer before re-application or can seal coat the asphalt again for aesthetic purposes. We’ll be sure to let you know if it doesn’t need to be seal coated quite yet!
Protect your home or business from costly damages and repairs with a cost-effective sealcoating service. Here at Superior Asphalt LC, our professionals will work to ensure your asphalt parking lot, driveway, and pavement are seal coated thoroughly and effectively. Contact us today for Utah sealcoating and request a quote!
Schedule Your Sealcoating Service Today
Protect your asphalt and extend its lifespan with professional sealcoating services from Superior Asphalt LC. From residential driveways to commercial parking lots, our team delivers reliable results that improve appearance and guard against costly damage. Contact us today to request a quote or schedule your sealcoating service and keep your pavement looking and performing its best.
Read More:
- Why Parking Lot Sealing and Striping Go Hand in Hand
- Does Sealcoating Fill Cracks?
- The Complete Guide to Sealcoating for Property Managers and HOAs
Sealcoating FAQs
How long does asphalt sealcoating last?
In most cases, sealcoating lasts two to three years under normal traffic conditions. High-traffic parking lots or harsh weather exposure may require more frequent applications to maintain protection and appearance.
How long do I need to stay off the pavement after sealcoating?
Sealcoated surfaces should remain free of traffic for at least 24 hours. After that, light use is typically fine, but avoiding sharp turns and heavy loads for a few days helps prevent scuffing.
Can sealcoating be applied to cracked asphalt?
Sealcoating does not repair cracks on its own. Cracks and small surface issues should be filled or repaired before sealcoating to prevent water intrusion and ensure the sealcoat adheres properly.
Is sealcoating necessary for residential driveways?
Yes. Sealcoating helps protect residential driveways from water damage, UV exposure, and vehicle fluids, while also keeping the surface looking clean and well maintained. Regular sealcoating can significantly extend the life of a driveway.
How often should asphalt be sealcoated?
Most driveways and parking lots should be sealcoated every two to three years. Surfaces with heavy traffic or frequent exposure to oil and chemicals may benefit from annual sealcoating.
