Why Sealcoating Fails: The Hidden Underground Water Problem

By Steven Brahney, Founder of FixAsphalt.com

As a commercial property owner or manager, you've likely experienced the frustration and disappointment of investing time and money into freshly applied seal coating, only to watch it begin to fail prematurely.

This can be particularly disheartening when you notice those unsightly whitish, flaking areas appearing shortly after application. These aren't merely cosmetic issues or minor inconveniences—they're glaring symptoms of a much deeper, more complex problem that's literally flowing beneath the surface of your pavement.

This underlying issue is not just a superficial defect but a significant concern that can compromise the integrity of your entire pavement structure. It involves intricate interactions between the pavement and the subsurface conditions, which, if left unaddressed, can lead to more extensive damage and costly repairs in the future. Understanding and addressing this hidden problem is crucial for maintaining the longevity and appearance of your property’s pavement.

The Mystery of the White Residue

Look closely at the images of recently seal-coated parking lots showing white, chalky residue and peeling asphalt sealer. This isn't a case of poor application or substandard materials. What you're witnessing is hydrostatic pressure at work—a phenomenon we encounter regularly at FixAsphalt.com that many contractors either miss, don't understand, or deliberately ignore.

Unfortunately for the client, the New Jersey Asphalt Paving contractor who scoped this project did not notify the client that the pavement sealer was not going to bond to this section with underground water.

Understanding Hydrostatic Pressure and Pavement Failure

Beneath your pavement lies a complex world of soil, water tables, and drainage patterns. When water accumulates underground, it creates upward pressure that seeks the path of least resistance—often through your asphalt pavement. This hydrostatic pressure operates by simple physics: water moves from areas of high pressure to low pressure, pushing upward through microscopic cracks and pores in your asphalt.

Here's what happens when you apply sealcoating over asphalt suffering from underground water issues:

1. Moisture Migration: Ground water continuously migrates upward through the asphalt base.
2. Emulsion Breaking: The upward moisture breaks the chemical bonds in the fresh sealcoat emulsion.
3. Failed Adhesion: The sealcoat never properly bonds to the pavement surface.
4. White Residue Formation: Minerals and salts in the groundwater create the characteristic white deposits as the water evaporates.
5. Premature Flaking: The compromised sealcoat begins peeling away, often within days or weeks of application.

Why Contractors Keep Sealing Over the Problem

Unfortunately, many seal coating contractors either don't understand this phenomenon or choose to ignore it for several reasons:

• It's easier to blame material quality than address underlying drainage issues
• Proper substrate repair costs more than simple resealing
• Most contracts don't specify proper preparation for hydrostatic conditions
• Many contractors lack the expertise to diagnose subsurface water problems
• Some contractors don't want to lose the sale. It's easier to deal with after they have the deposit check in hand and the job done.

At FixAsphalt.com, we regularly see properties that have been resealed multiple times over active water issues, wasting thousands of dollars on applications doomed to fail from the start.

The Real Cost of Ignoring Underground Water Issues

When seal coating fails due to hydrostatic pressure, you're not just losing the cost of the initial application. Consider the compounding expenses:

• Repeated failed seal coating applications
• Accelerated pavement deterioration as water continues to penetrate
• Potential liability issues from seal coating materials tracking into people's cars and into the building's floors, carpet, tile, etc.
• More extensive repairs are needed as the problem worsens
• Disruption to tenants and customers during repeated maintenance

The FixAsphalt.com Approach to Water Issues

At FixAsphalt.com, we've developed a systematic approach to identifying and resolving subsurface water problems before applying any seal coating:

1. Comprehensive Site Assessment: We evaluate drainage patterns, historical water issues, and previous pavement failures.
2. Moisture Testing With Drones Using LIDAR: We use specialized moisture detection methods to identify areas affected by hydrostatic pressure—even when they're not visibly apparent.
3. Drainage Solutions: Sometimes, simple improvements to site drainage can redirect water away from problem areas.
4. Application Timing: We schedule seal coating applications during optimal moisture conditions to maximize adhesion.

Case Study: The Cost of Repeated Failures vs. Fixing the Root Cause

One of our commercial clients had spent over $12,000 seal coating a parking lot after we warned against it with written disclaimers as they were convinced the underground water issue would not surface and affect the pavement sealer.  Within 24 hours of seal coating, the underground water surfaced to re-emulsify the sealer and stain the brown areas. 

The result? All the areas failed within several months, but they were still responsible for paying the full invoice amount after we warned against seal coating.

How to Determine If Your Property Has Subsurface Water Issues

Before your next seal coating project, look for these warning signs:

• White, chalky residue appears on pavement surfaces
• Previous seal coat applications that failed prematurely
• Pavement that seems perpetually damp in certain areas
• Cracks that consistently appear in the exact locations
• Pavement that seems to deteriorate faster than normal
• Areas where asphalt feels "soft" underfoot

Expert Solutions for Long-Term Protection

Properly addressing subsurface water issues requires specialized knowledge and techniques. At FixAsphalt.com, we've built our reputation on identifying and solving the root causes of pavement failures, not just temporarily covering them up.

If you've experienced the frustration of repeated seal coating failures or noticed the telltale white residue appearing on your freshly sealed surfaces, it's time to consider a more comprehensive approach.

Water will always follow the path of least resistance—but with the right expertise, you can redirect that path away from your valuable pavement assets.

Steven Brahney is the founder of FixAsphalt.com, specializing in solving complex pavement issues for commercial properties nationwide. With over two decades of experience in asphalt maintenance and repair, Steven has become the go-to expert for property managers facing challenging pavement problems that other contractors can't solve.

For a comprehensive assessment of your property's pavement condition and subsurface water issues, contact FixAsphalt.com today.

Keywords: hydrostatic pressure, asphalt seal coating failure, water damage parking lot, commercial pavement water issues, why sealcoat peels, white residue on seal coating