Sealcoating is a protective liquid coating applied to asphalt surfaces to shield them from UV damage, water infiltration, and chemical exposure from fuel and de-icers. It doesn’t repair damage — it prevents it. Applied every three to five years, sealcoating is one of the most cost-effective maintenance investments a commercial property owner can make.
What Sealcoating Does
- Protects against UV oxidation. Sunlight breaks down the binders in asphalt over time, causing the surface to become brittle and crack. Sealcoating slows this process significantly.
- Repels water. A sealed surface sheds water rather than absorbing it, reducing the risk of water infiltrating cracks and damaging the base.
- Resists chemical damage. Fuel, oil, and de-icing chemicals all degrade asphalt binders. Sealcoating creates a barrier against these exposures.
- Restores appearance. Sealcoating gives asphalt a fresh, dark finish that makes the surface look newer and makes striping more visible.
What Sealcoating Does Not Do
Sealcoating is a preventive treatment, not a repair. It will not fill cracks, fix potholes, correct drainage problems, or address structural failures. Applying sealcoat over damaged asphalt without addressing the damage first produces a surface that looks improved but continues to deteriorate underneath.
When to Sealcoat
New asphalt should cure for a minimum of 90 days — ideally one full year — before the first sealcoat application. After that, a three to five year sealcoating schedule is appropriate for most commercial properties, depending on traffic volume and sun exposure. Sealcoating should be applied in dry conditions with air temperatures above 50 degrees Fahrenheit.
Frequently Asked Questions
How long does sealcoating last?
A properly applied sealcoat lasts three to five years on a commercial parking lot under normal traffic conditions. High-traffic areas or lots with heavy vehicle use may require more frequent application.
Can I sealcoat a parking lot with cracks?
Cracks should be sealed before sealcoating. Applying sealcoat over open cracks without sealing them first allows water to continue entering the crack beneath the coating. The correct sequence is crack sealing first, then sealcoating.
How long before the lot can be used after sealcoating?
Most sealcoating applications are ready for light foot traffic within a few hours and vehicle traffic within 24 to 48 hours depending on temperature and humidity conditions.
Does sealcoating need to be restriped afterward?
Yes. Sealcoating covers existing striping. Restriping is typically done after the sealcoat has cured, usually the day after application.
US Asphalt provides sealcoating and full pavement maintenance services for commercial properties across the Boston metro. Call (855) 246-8867.
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