What Is Sealcoating?

Seal coating is when workers apply a new layer of asphalt to the surface of a driveway, parking lot, or road. It is best done when the weather is dry, and there is not a chance of rain shortly.


Asphalt pavement is made up of rock and stone aggregate held together with a binder derived from petroleum products. Sealcoating replenishes the degraded petroleum binder and re-strengthens asphalt surfaces. Visit to learn more.

Sealcoating is designed to protect a paved surface from damage by water, oil and UV rays. It also helps to fill in small cracks and holes, making the pavement look brand-new. It is a relatively inexpensive investment that can save you money in the long run by preventing the need for costly repairs or full replacement of the asphalt.

The first step is to make sure that your parking lot or driveway is ready for sealcoating. The surface must be free of potholes, debris and dirt. Once these conditions are met, you should block off the area with traffic cones and sawhorses. It is important to use cardboard to protect areas that do not need or want black sealer, such as sidewalks, curbs, lampposts and fire hydrants. Once the area is blocked off, you can begin the application process.

There are different types of sealcoats available, each with its own advantages and disadvantages. The best option is to choose an acrylic seal coat, which has high-quality protection and looks great. It is also non-toxic and environmentally friendly. Another good choice is coal tar, which provides excellent waterproofing and durability. However, it is more expensive than acrylic and takes a long time to dry and cure. Finally, there are also oil-based sealcoats, which are less desirable because they take a very long time to dry and cure and produce off-putting smells.

A reputable sealcoat contractor will have the right equipment and materials to get the job done right. They will use a squeegee to apply the seal coat in layers, making sure that it is evenly distributed across the surface. Once the coating has been applied, it must dry completely before vehicles can drive on it. This is why it is important to have ideal weather conditions for the process, as well as a knowledgeable sealcoat technician.

The moisture content of the sealcoat is also important, as it determines how quickly and effectively the material will dry. The coating must be able to absorb sunlight for the drying process to occur, so cloudy conditions will slow the curing time and may even prevent it from happening at all.


Asphalt pavement is comprised of rock and stone or aggregate held together by a binder, which is derived from the distillation of certain crude oils. Without this binder, the granules would shift, deteriorate and break apart. This process, called oxidation, can be slowed by applying a protective layer of sealcoat. Rain, UV rays and chemicals can degrade this binder and cause the granules to become brittle. The result is a surface that is more susceptible to damage and weathering, thus speeding up the deterioration of asphalt.

The best time to perform sealcoating on your parking lot is during the summer when it’s dry and warm. The ideal temperature is 70 degrees Fahrenheit and warmer with no recent rain or humidity. The coating will need to be cured for 24 hours afterward, during which you can’t drive on the new surface.

A high-quality sealcoat has the ability to add up to 10 years of life to your paving material. It can also increase the value of your property. However, it will not fix existing cracks in the pavement. You will still need to repair any potholes or cracks promptly as they appear. If left unaddressed, these cracks will worsen over time and may eventually lead to the loss of structural integrity of your asphalt pavement foundation and cause major problems that can be costly to repair.

There are many different types of sealcoats on the market. Some of them are made with a refined coal tar, while others are petroleum-based. Oil-based tars are cheaper, but they can only be used in temperatures above 50 degrees Fahrenheit. They also don’t protect against UV rays, so they will fade very quickly and require re-coating much sooner than other options.

When selecting a company to perform your sealcoating, it’s important to understand what your priorities are. You may want to choose a sealcoat that is eco-friendly or has additives to provide excellent traction on wet surfaces. Or, you may be concerned about the health and safety of your workers during the application process. It’s also vital to know how the coating will impact your parking lot’s aesthetics.


The undisputed beauty of a fresh, black sealcoat is the main reason that property managers and owners turn to asphalt sealing for their parking lots. A smooth, jet-black surface looks attractive to customers, clients, employees and other visitors, and when combined with fresh pavement markings the results are visually striking.

Aside from aesthetics, though, sealcoating has a more practical function. A seal coat protects asphalt from oxidation and water penetration, which are two of the leading causes of damage to this type of paving. The oil and chemicals that are spilled on asphalt deteriorate the binding materials, and if the area isn’t cleaned right away, it can lead to soft spots that break down more quickly than the rest of the pavement. Sealcoating shields the asphalt from deterioration by filling in holes and cracks, as well as forming a protective barrier against sand and rock.

The appearance of asphalt that has been properly maintained can also increase the value of a home or business, and the rich color and clean look of a freshly sealcoated driveway or parking lot will add a pleasing visual enhancement to any landscape. This curb appeal can be particularly important for commercial properties, as they are often the first impression that potential customers and clients will have of a company.

The process of sealcoating involves the application of a liquid mixture to asphalt surfaces, such as parking lots, walkways and driveways. The material is typically made from a combination of bituminous liquids, water silica sand and polymer additives. Professionals take care to prepare the surface of the pavement by trimming any vegetation and ensuring that it’s completely dry before applying the sealant. A thorough application of the sealant will prolong its life and minimize the need for future repairs, resulting in significant cost savings.


The cost of sealcoating varies depending on a number of factors. The surface area being coated is the biggest factor in determining the price, as this determines how much sealant is needed. The cost also varies according to the type of sealant used. There are several types to choose from, including coal tar emulsion, asphalt emulsion, latex acrylic, and fast-drying sealer. Each one has its own advantages and disadvantages, so it’s important to research the options thoroughly before making a decision.

The preparation work that needs to be done before applying the sealcoat will also increase the price. This includes the use of high-powered blowers to remove loose debris and dirt, as well as masking any areas that aren’t being sealed, such as curbs or concrete walkways. The weather conditions also have to be right for the application process. It can’t be too hot or too cold, and rain should be avoided if possible.

Another major factor in the cost of a sealcoating project is the amount of labor required. This depends on the size of the surface being coated, and may be more expensive for commercial properties than residential ones. The amount of time it takes to complete the job will also impact labor costs, especially if it is being completed outside of normal working hours.

In addition to the actual sealcoating work, a professional contractor will need to prepare the area before starting the process. This will include removing any oil and grease spots from the blacktop, and using a primer to allow the sealcoat to adhere properly. This will help protect the surface from future damage, and will increase its lifespan.

Sealcoating is an affordable way to improve the appearance of your blacktop, and it can be a great selling point for your property. It is also an effective way to protect your investment and keep your customers safe from slips and falls. However, it is best to leave the job to a professional who has experience with this task. Trying to DIY can lead to costly mistakes, and can result in you having to redo the job.