In the commercial pavement industry, not all seal coating contractors are upfront about whether seal coating will benefit your asphalt. Many will tell property owners that their parking lot is a great candidate for seal coating—even when it won’t provide any real protection or long-term value. Why? For some contractors, selling a job today is more critical than ensuring the right long-term solution for your pavement.
Below, we will discuss how you, as a commercial property owner/manager, board member, maintenance professional, or director of maintenance, will be able to determine if your asphalt parking lot or roadway is a candidate for seal coating and verify the information asphalt seal coating company is telling you.
And just so you’re aware, FixAsphalt.com has been in commercial paving and parking lot maintenance since 2001. We quote asphalt, concrete, pavement repair and pavement asphalt seal coating projects daily, so all of this info is from real projects quoted in 2024-2025.
NOTE: This article has been read, edited, and approved for publishing by Steven Brahney, who has 30+ years of asphalt experience maintaining and reconstructing asphalt parking lots for commercial properties in every state on the East Coast.
Let’s get started!
At FixAsphalt.com, we believe in transparency and education. We don’t just sell services—we provide honest recommendations based on what your asphalt actually needs. Our goal is to help you make informed decisions to maximize your parking lot's lifespan while avoiding unnecessary expenses.
In this article, we’ll break down:
✅ When sealcoating is a smart investment
✅ When sealcoating is a waste of money
✅ How to determine if your pavement is ready for sealcoating
We’re here to give you real answers, not just a sales pitch. If you’ve ever had a contractor, insist that sealcoating is the right move without explaining why—keep reading. It might not be the best solution for your pavement, and we’ll explain why.
Seal coating is critical to asphalt maintenance, protecting your pavement from oxidation, water intrusion, and chemical spills. However, not all asphalt surfaces are good candidates for sealcoating. Applying sealcoat to the wrong type of asphalt or in poor conditions can lead to adhesion failure, wasted money, and even accelerated pavement deterioration.
In this blog post, we’ll cover:
Not all asphalt surfaces are the same, and knowing whether your pavement is a good candidate for sealcoating can help extend its lifespan.
If your asphalt was recently paved, it must cure before being sealcoated. Fresh asphalt contains oils that need time to oxidize and harden—sealing too soon can trap those oils and cause premature failure.
Well-maintained asphalt that is 1-5 years old and free from major structural failures is an ideal candidate for sealcoating. If there are minor cracks or surface wear, a sealcoat application can help slow down deterioration.
If your asphalt has been previously sealcoated and is in good shape, it can be resealed every 2 to 4 years depending on traffic levels. Proper maintenance ensures that the sealcoat continues to provide protection.
Applying sealcoat to compromised pavement can lead to wasted money and even pavement damage. Here are conditions where sealcoating is not recommended:
Sealcoating is not a repair solution—it’s a protective measure. If your asphalt has:
…it likely needs asphalt repairs first before considering sealcoating.
Solution: Infrared asphalt repair, crack filling, or resurfacing may be needed before applying sealcoat.
Sealcoating is a surface treatment and does nothing to fix structural issues beneath the pavement. If your parking lot has large potholes or sections that sink when driven over, sealcoating will not address the underlying problem.
Solution: Full-depth patching or asphalt overlay is required before sealcoating.
Older asphalt that has become smooth and shiny due to vehicle traffic often won’t absorb sealcoat properly. The surface is too tight for the sealcoat to bond effectively.
Solution: Surface grinding or an adhesion-enhancing primer may be necessary before sealcoating.
Applying sealcoat too frequently can create a buildup of layers, leading to a brittle surface that peels or flakes. If your pavement was sealed within the last 1-2 years, it likely does not need another coat yet.
Solution: Evaluate the wear pattern of existing sealcoat before applying another layer.
Sealcoating must be applied under proper weather conditions to cure correctly. If the pavement is wet, or temperatures are too cold, the sealcoat will not bond properly.
If you’re unsure whether your pavement is a good candidate for sealcoating, follow these steps:
Sealcoating is an essential part of asphalt maintenance, but only when applied under the right conditions. If your pavement is in good shape and properly prepared, sealcoating can add years to its life and improve its appearance. However, if your asphalt has major damage, is too new, or has been over-sealed, applying sealcoat can be a waste of time and money.
If you’re considering sealcoating your commercial parking lot, FixAsphalt.com offers expert assessments and solutions to ensure you get the best results. Contact us today to schedule an evaluation!
For a visual example of when sealcoating should (and should not) be applied, check out the video below!