Should you seal your asphalt pavement? If you own a driveway, parking lot, or any asphalt surface, this is a maintenance question you’ll eventually face. Sealcoating offers protection, but it’s not always necessary, and doing it wrong can cause more harm than good. Below, we will weigh the pros and cons so you can decide if, when, and how to protect your pavement investment.
What Is Asphalt Sealcoating?
Asphalt sealcoating is the application of a protective coating over pavement to prevent damage from UV exposure, water penetration, oil spills, and weather-related wear. It extends the lifespan of asphalt by creating a barrier against these deteriorating factors.
Which Sealcoat Fits Your Pavement?
Sealcoating effectiveness varies significantly by formulation. The right choice depends on your pavement’s condition, climate, and expected wear.
| Sealant | Key Ingredients | Typical Uses | Notable Traits |
| Coal‑Tar Emulsion | Refined coal tar, clay, water, emulsifiers | High‑traffic commercial lots | Excellent chemical resistance, deep black finish, contains PAHs (restricted in some states) |
| Asphalt Emulsion | Asphalt cement, water, additives | Residential driveways, roads | Lower odor, environmentally friendlier, good UV protection |
| Acrylic/Polymer | Acrylic resins, pigments | Specialty or decorative projects | Fast‑drying, customizable colors, premium cost |
| Gilsonite (Solvent‑Based) | Naturally occurring bitumen, petroleum solvents | Airports, premium overlays | Very hard film, high gloss, VOC concerns |
Sealants protect asphalt by preventing oxidation, blocking UV damage, repelling water, and resisting oil and chemical penetration. This maintenance process significantly slows pavement deterioration.
Key Benefits of Sealing Asphalt
A proper maintenance strategy requires knowing how sealcoating protects your pavement. These are the measurable advantages that make it a cost-effective investment.
- Prevents oxidation and UV damage: Sealcoating blocks oxygen and sunlight from degrading the asphalt binder, which prevents surface brittleness and aggregate loss.
- Reduces moisture damage: By sealing surface pores, it minimizes water penetration that causes freeze-thaw cracking, especially in climates with harsh winters.
- Resists oil and chemical spills: Coal-tar and high-quality acrylic sealers create a protective barrier, giving time to clean up leaks before they break down the asphalt.
- Restores appearance: A fresh sealcoat provides a uniform black finish, improving curb appeal by masking minor surface flaws.
- Extends pavement lifespan: Regular sealing can double the life of residential driveways (20–30 years vs. 10–15 years without maintenance).
- Lowers long-term repair costs: Proactive sealing reduces the need for major repairs, saving future expenses
Understanding the Drawbacks of Sealcoating
While sealcoating extends pavement life, it requires careful consideration of costs and application requirements. Certain conditions may reduce its effectiveness or necessity.
- Regular Reapplication Required: Sealcoating demands fresh applications every 2–3 years to maintain protection, making it an ongoing maintenance commitment rather than a permanent solution.
- Potential for Poor Adhesion: If applied incorrectly (in cold temperatures, on dirty surfaces, or with improper thickness), the sealant may peel or flake prematurely, requiring costly rework.
- Curing Time Requirements: New asphalt installations must cure for 60–90 days before sealcoating; premature application can trap moisture and compromise pavement integrity.
- Recurring Expense Factor: The combined costs of materials and professional application accumulate significantly over the lifespan of the pavement.
- Situational Overapplication: Low-traffic areas (like shaded walkways) or regions with mild climates may derive minimal benefits from frequent sealcoating, making it an unnecessary expense.
Is Sealcoating Necessary for Every Asphalt Surface?
Sealcoating requirements vary based on specific usage conditions and environmental factors. Not all pavement demands regular sealing.
- Usage Patterns: Delivery docks, loading bays, and retail parking lots experience fuel leaks and turning traffic, which rapidly age surfaces.
- Regional Climate: Freeze‑thaw regions like the Northeast, high‑UV Sun Belt states, or coastal zones with salt spray all accelerate asphalt decay.
- Traffic Load & Chemical Exposure: Heavy trucks and frequent oil drips warrant tougher sealants (coal‑tar, acrylic).
- Existing Condition: Severely cracked or alligator-paved surfaces often require repairs or overlays before any sealer can be effective.
Should You Seal Your Asphalt?
Sealcoating can be a worthwhile investment, but it’s not always necessary. To determine if it makes sense for your pavement, consider these key factors:
- Traffic Volume
High-traffic areas (parking lots, busy driveways, commercial properties) benefit most from sealcoating, as frequent use accelerates wear. Low-traffic surfaces (private residential driveways with minimal use) may not need sealing as often.
- Climate & Weather Conditions
Harsh winters (freeze-thaw cycles) and intense sun exposure increase the risk of cracks and oxidation, making sealcoating more valuable. Mild climates with stable temperatures may not require frequent sealing.
- Current Pavement Condition
Sealcoating is a preventive treatment, not a repair solution. If your asphalt has major cracks, potholes, or structural damage, address those issues first. If the surface is in good shape but showing early signs of aging (fading, minor surface cracks), sealing can help prolong its lifespan.
- Cost vs. Long-Term Savings
While sealcoating adds an upfront expense, it can reduce long-term repair costs by preventing major damage. If budget is a concern, prioritize sealing for high-traffic or weather-exposed areas first.
By evaluating these factors, you can make an informed choice on whether sealcoating is a smart investment for your asphalt surface.
Protect Your Pavement AMR Paving & Masonry
Don’t let small cracks turn into costly repairs. AMR’s high‑quality sealcoat locks out water, UV rays, and chemicals so your driveway or lot looks brand‑new for years. Call +1 845-926-6779 or click here to book your service today.
FAQs
Does sealing asphalt really make it last longer?
Yes. A sealed surface keeps the asphalt flexible, blocks sun and water, and cuts down on cracking, so it generally lasts several years beyond untreated pavement.
How often should asphalt be sealed?
In the Northeast: every 2–3 years for driveways, 1–2 years for busy parking lots. Adjust based on traffic, climate, and sealer type.
What happens if I never seal my driveway?
You can expect faster fading, loose gravel at the surface, and earlier cracks. Those issues usually lead to pricey overlays or full replacement five to ten years sooner.
Can sealing asphalt fix existing cracks or damage?
No. Sealcoating is preventive only. Fill cracks wider than ⅛ inch and repair soft spots first, then seal to stop new problems from forming.
Is sealing better for driveways or parking lots?
Both see benefits, but high‑traffic lots gain the most because sealing shields against constant vehicle wear and oil spills. Driveways mainly need it for UV and water protection.
What’s the best time of year to seal asphalt?
Late spring through early fall when daytime temps exceed 55 °F (13 °C), nights stay above 45 °F (7 °C), and rain is not forecast for 24 hours.
