Asphalt sealcoating for parking lots and driveways

When sealcoating makes sense

Sealcoating is a surface treatment. It works best on asphalt that is still structurally sound — pavement without widespread alligator cracking, potholes or failed base. On that kind of pavement it protects the surface and restores a uniform, dark finish. It does not fix structural problems; areas that have failed need patching or removal and replacement first.

Pair it with crack filling and striping

Sealcoat covers the surface but does not fill open cracks, so crack filling normally comes first. Because sealcoat covers existing markings, the lot is re-striped afterward — a good moment to review the layout and accessible parking.

How often?

Many property owners put sealcoating on a recurring maintenance cycle. The right interval depends on traffic, sun exposure and the condition of the pavement, so we recommend basing it on an inspection rather than a fixed calendar.