Sealcoating is an effective way to keep asphalt pavement looking like new. It offers several benefits to homeowners with aging driveways and commercial business owners tasked with maintaining parking lots and access drives in good condition.


Professional contractors know that for the seal coat to adhere properly the surface must be clean. Workers will use blowers and brooms to remove dirt, debris, and loose granules. To learn more, visit

Adding a layer of protective sealant over asphalt pavement can greatly extend its life and protect it from the elements. In fact, it’s similar to the way a car’s coat of paint protects its metal structure from rusting or being dented. Sealcoating also prevents oxidation and weather damage to your driveway or parking lot, providing a clean surface that looks better and is safer for pedestrians and vehicles.

Seal coating also acts as a barrier against oil and fuel spillages that will soften and degrade asphalt surfaces, and chemical substances that can cause the same result. This will ensure that your asphalt is not damaged by these chemicals or contaminants and saves you money in costly repairs. In addition, sealcoating protects the surface from cracking under pressure of vehicular traffic.

The best type of sealant to use for your asphalt is a refined coal tar emulsion. This binder has a different molecular structure than asphalt and is not affected by the destructive elements that impact the properties of asphalt. However, there is one concern regarding this type of sealer. Recent studies suggest that continued application of coal tar sealants can contribute to higher polycyclic aromatic hydrocarbon levels in streams and creek beds. As a result, some municipalities have banned this type of sealer.

Before you can apply any type of sealer, it is essential that the area to be sealed is clean and free of debris, oil, dirt, salts and other contaminants. It is also important to repair any areas of deterioration before applying sealcoating. If you don’t fix any cracks or other imperfections in your asphalt, the new sealant will not adhere and could flake off.

Once the sealcoating is applied, it must be allowed to cure before vehicular traffic can be allowed back on the asphalt. This requires that the area be blocked off with cones, barricades or warning tape to keep people and vehicles away from the newly-sealed areas. If this is not possible, the area should be completely covered with a thick tarp to protect the work from rain and wind.


Sealcoating provides a protective layer that prevents oil and chemical substances from seeping into the asphalt. This protects the pavement from damage and extends its lifespan. It also prevents the asphalt from cracking under pressure from vehicular traffic. This saves money in the long run, avoiding a full pavement replacement.

Proper preparation and maintenance are the keys to maximizing sealcoating’s lifespan. Regular sweeping, cleaning, and spraying the surface with a hose will help keep it free from stains, debris, and other contaminants that can erode the sealcoating. It’s also important to avoid parking vehicles on a newly sealcoated surface until it has fully cured, which can take up to 24 hours.

The longevity of a sealcoating project depends on several factors, including weather conditions, the quality of the product used, and its application. A professional will consider these factors to ensure the best possible outcome for the client.

Commercial parking lots require special consideration when it comes to extending the lifespan of their sealcoating. This is because these surfaces are subject to heavier traffic than residential driveways, and the increased wear and tear can damage or even degrade the sealcoat. In order to maximize the lifespan of a commercial sealcoat, it is important to perform proper maintenance and make sure that it is applied in accordance with manufacturer recommendations.

It is recommended to use a specialized sealant that contains polymer additives, silica sand, and other select fillers. These materials work together to form a thick mixture that dries black and dries quickly. It also contains water, which satisfies the “water demand” of the other ingredients, allowing them to stay dispersed and pliable. It also binds the mixture and helps to reduce cracking and peeling. It is also recommended to use a high-quality product with low levels of polycyclic aromatic hydrocarbons (PAHs), which are naturally made chemicals that have been deemed toxic and harmful to living creatures and the environment.

It is essential to regularly agitate the sealer container during the application process to prevent blockages from occurring in the suction port. These blockages can affect the flow of sealer, and cause premature wear and tear on the pavement. Regular agitation will also increase the consistency of the mix, and enable the machine to apply a thicker coat of material.


Asphalt pavement is a significant financial investment and preventative maintenance like sealcoating extends the life of this investment and helps reduce costly repairs in the future. In addition, the appearance of a property is important to owners and tenants alike. Keeping your driveway or parking lot in good condition with routine sealcoating will maintain a rich black color and minimize deterioration that can cause your pavement to look washed out, gray or white and dingy.

Choosing the right mix of ingredients to use in your asphalt sealcoating is the key to success. A quality mix will provide toughness, tensile strength and a consistent deep black appearance. It must also bind the aggregates/fillers (like sand) to the asphalt surface and be resistant to salts, gasoline, oil, fats and other petrochemicals.

There are many types of additives available to contractors that enhance the quality of the cured sealer film and improve performance. These can include modifying the sand gradation to produce a certain texture, increasing drying time and uniformity, altering the water demand of fillers/aggregates, improving flexibility and adding resistance to salts/petrochemicals.

Properly applied, a sealcoat should last for up to two years. However, it is important to note that the lifespan of sealcoat depends on the amount of traffic and exposure to the elements. Inspecting your driveway or parking lot for signs of deterioration is essential and will help determine whether or not it is time to apply another coat.

Once your pavement reaches the point of deterioration, it is no longer protected by the sealcoat and will continue to erode and deteriorate faster. If you wait until your pavement has deteriorated beyond repair, it will be expensive to repair and may require a full repaving job. Sealcoating can slow this process by protecting the surface from damaging elements.

Keep in mind, however, that it is not a magic bullet and will not fix all issues with your asphalt. If your pavement has serious cracks, potholes, depressions or other damage it will need to be repaired before sealcoating can provide any benefit. If you are unsure whether your pavement is in good shape or needs to be repaired, get a free estimate from a professional sealcoating contractor.


A sealcoat application is a messy job and needs to be handled carefully. It also requires the right equipment and training. You should also know what you’re getting into before starting this type of business. Do your research, learn everything you can about the industry, and get the required licensing and insurance.

Before you begin any work, it’s important to make sure that the asphalt surface is clean. You’ll want to remove any dirt or debris, oil stains, or raised markings that were used for delineating parking spots or lanes. If the surface is too dirty, it will not adhere to the new coating and the resulting surface won’t be as good as you wanted. A rotary broom or power washer is a great way to clean the surface before applying the sealcoat.

The most important safety consideration when working with sealcoating is skin protection. Many sealcoating materials contain toxins that can cause skin irritation if exposed to them for extended periods of time. This is especially true for lighter-skinned individuals who may be more affected by the irritants. For this reason, it is essential to wear long sleeved shirts, pants, impervious shoes, and gloves. Additionally, you should always read the material safety data sheet before beginning a project.

Choosing the right mix design for your specific project is another important factor in keeping your crew safe. This involves adding water, sand/aggregate, and additives (optional) to the concentrated sealer at the recommended proportions for your specific job requirements. The amount of water added is critical as it satisfies the “water demand” of the fillers/aggregate, and allows for proper mixing of the materials.

It’s also important to ensure that the sand/aggregate you use is clean, angular, and within specified mesh sizes. It should also be thoroughly mixed in your sealcoating equipment prior to applying it to the asphalt surface. This is important to ensure that the sand has an even distribution throughout the sealcoat for optimal performance and appearance.

Finally, it’s important to remember that it takes some time for a sealcoat to dry and be ready for traffic. This is particularly true during hotter weather when the curing process is slowed by high humidity levels. It’s a good idea to plan ahead and schedule your projects during cooler months.