How Sealcoating Can Enhance the Appearance of Your Asphalt Pavement

Posted by Dylan Calderon

Sealcoating is a relatively straightforward process that can extend the life of asphalt pavement for decades for minimal cost. However, it requires the right conditions and proper application methods to be successful.


Before any sealer can be applied, workers need to clear the area of any vehicles or pedestrians. Cardboard and tape should be used to protect sidewalks, curbs, lampposts, fire hydrants, and garage doors from the black sealer. Visit to learn more.

Asphalt pavements are subjected to numerous elements that can cause damage and deterioration. These include UV rays, water penetration, chemicals, and traffic abrasion. Pavement sealcoating acts as a protective layer, shielding the asphalt surface from these harmful agents. When applied correctly, a sealcoat can make your pavement look nearly new and guard against future damage.

Before sealcoating, the pavement must be inspected to identify areas of deterioration or cracking. If these areas are not repaired prior to sealcoating, the protective layer will be unable to adequately protect the asphalt. The pavement should also be cleaned. This is typically done using outdoor power equipment, including blowers and rotary brooms. This ensures that the surface is clean and free of grease stains, raised spots, and other debris.

Once the pavement is ready to be sealed, workers will spray or squeegee on the sealcoat material. The material is usually a bituminous product, containing a blend of refined coal tar, asphalt cement, water, silica sand and additives. The material is then blown onto the pavement surface, filling the small cracks and crevices. The sand and additives help create a strong, resilient seal that blocks out the harmful elements, prolonging the lifespan of your pavement.

Another important function of seal coating is to prevent oil and fuel spills from bonding with the asphalt. When gasoline or other fuel spills on the pavement, the oil quickly deteriorates the asphalt and softens it, making it more vulnerable to cracking and other damage. A properly-applied seal coat prevents the oil from interacting with the asphalt, preserving its flexibility and enabling it to resist pressure from vehicles without cracking.

Regularly scheduled sealcoating sessions will extend the life of your asphalt, saving you money on costly repairs and resurfacing. The process requires minimal maintenance and effort to achieve its maximum value, preventing future damage and keeping your parking lot looking brand new.

Prevents Oil and Fuel Spills

A properly applied sealcoat protects asphalt from petroleum-based liquids that penetrate and damage the underlying surface. If gasoline, diesel fuel, motor oil or other spilled chemicals seep through the blacktop, they create ugly stains that can be very difficult to remove. A layer of sealcoat prevents this from happening by creating an impermeable barrier that oil and chemicals can’t get through. It also allows them to sit on top of the asphalt rather than penetrating it, which helps prevent long-term damage.

The sealant itself is a coal tar emulsion that’s naturally resistant to oil and gasoline. It can be used as a stand-alone product or in combination with crack filler. Before sealing, the asphalt needs to be completely clean. This means removing any trash, sweeping it thoroughly and power washing if necessary. After sweeping, the area should be blocked off to traffic with cones, sawhorses and caution tape. This will ensure no one gets their car or truck stuck in the middle of the process.

Once the sealer is applied, it takes about 24 hours to dry completely. It isn’t recommended to drive on the new surface until then, but if you must, make sure the sealant has fully dried. Before starting, it’s a good idea to have a partner to help with the application. A broom or squeegee is usually sufficient for this task, but a power blower can be helpful to speed the job and reduce the amount of work you’ll need to do afterwards.

Asphalt deteriorates over time due to sunlight and the breakdown of the carbon bonds in the material. When the bonding breaks down, the pavement becomes soft and brittle. Sealcoating helps prevent deterioration by keeping the sun’s harmful UV rays from reaching the pavement. It also prevents water penetration, which can destroy the underlying layers of the pavement.

Leaks are another common problem with asphalt parking lots and driveways. If gasoline or oil leaks onto the pavement, it will soften it, causing it to break down more quickly. A regular sealcoating keeps these liquids from soaking into the asphalt, and it fills surface voids to minimize the rate of damage from the penetration of oxygen and UV rays.

Prevents Scuffing

Sealcoating can prevent scuffing in a parking lot by adding an extra layer of protection to the pavement. However, it is important to understand that this doesn’t completely prevent scuffing from occurring, especially in areas with heavy traffic. The main reason is that seal coating does not repair cracked or crumbling asphalt. This makes it essential to ensure the asphalt in your parking lot is in good condition before seal coating it.

New pavement and sealant tend to be softer and more flexible than older ones, which means that it’s more likely to get scuffed by vehicles’ tires. This is normal, and will gradually fade over time as the sealcoat cures. Scuffing is also more common in hotter temperatures, as the heat causes the pavement to heat up and cause more friction between the tires and the road.

Another reason that new pavement can get scuffed is because of the way drivers drive their vehicles. Sharp turns, turning the steering wheel while the vehicle is stationary, and driving too fast are all things that can cause scuffing. If you want to reduce the risk of scuffing, limiting vehicular traffic while the sealcoat is curing will help.

The climate conditions have to be just right for sealcoating to be successful, too. It can’t be too hot or too cold, and it can’t rain within 24 hours of the application process. If it does rain, the workers must postpone the project until the asphalt is dry again. In addition, if there is any dirt or debris visible on the asphalt surface, it must be removed before the sealcoat is applied.

In addition to preventing scuffing, sealcoating can help improve your property’s curb appeal. A black pavement looks professional and well-maintained, making your property look more appealing to prospective buyers. It’s also easier to keep clean than old, cracked pavement. This can be an important factor if you are trying to sell your property or find tenants for it. If your parking lot is in need of a facelift, contact us to learn more about our asphalt sealing services and how we can help.

Increases Value

Investing in a quality sealcoat is an instant property value booster. Aside from preserving and elevating the visual appearance of asphalt surfaces, this protective layer acts as a safeguard against deterioration, saving you money on future repairs.

Its role as a guardian prevents water from infiltrating the underlying layers, which is one of the chief reasons for asphalt degeneration. Water penetration exacerbates existing cracks and voids, accelerating the damage of the surface. Sealcoating thwarts moisture intrusion and prevents the absorption of oil, gas, antifreeze leaks and other pollutants, which reduces the risk of these chemicals leeching into soil and polluting grass and flowers.

Furthermore, the fresh, deep black hue post-sealcoating accentuates and elevates the visual appeal of your property, giving off a prestigious impression and attracting more attention from passersby. This is a great selling point if you’re considering selling your property in the future, as prospective buyers will be attracted to the clean, sleek appearance of a well-maintained asphalt surface.

Aside from aesthetics, a well-maintained and functional driveway or pavement increases resale value by offering a safe and secure environment for pedestrians. Untreated cracks and potholes can be tripping hazards that may cause injuries to children or elderly individuals. The smooth, even texture of a sealcoated driveway or pavement minimizes these hazards, cultivating an environment that’s safer for all.

Professionals are the best candidates for conducting a successful sealcoating project, but some homeowners choose to do the work on their own. DIY projects carry a higher risk of errors and mishaps that can compromise the durability and aesthetics of the finished product. Additionally, hiring professionals to conduct the project requires a considerable investment of labor and money.

Regardless of whether you’re looking to add curb appeal or boost your property’s resale value, a quality sealcoat is a smart choice. The initial cost may seem substantial, but the ensuing benefits justify this expenditure. Expedite repairs, sustain property aesthetics and enhance longevity all contribute to fiscal savings, delivering a lucrative return on your initial investment. In addition, a timely asphalt sealcoating mitigates the environmental impact of paving materials and averts costly replacements.

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