Why Asphalt Sealcoating Isn’t Always the Best Option for Parking Lots in NJ, DE & MD

Is sealcoating always necessary?
What happens if you skip it?
Should every property manager in New Jersey, Delaware, or Maryland automatically include it in their asphalt maintenance plan?

In this article, you’ll learn why asphalt sealcoating—while often marketed as essential—isn’t the best solution for every parking lot. We'll walk you through the pros, cons, and situations where skipping sealcoating actually makes more sense.

What Is Asphalt Sealcoating and Why Is It So Popular?

Asphalt sealcoating is the process of applying a protective layer over asphalt pavement to shield it from elements like water, oils, and UV rays. Think of it as sunscreen for your parking lot—it’s supposed to preserve and extend the life of your asphalt surface.

It’s especially popular in climates like the Mid-Atlantic because of freeze-thaw cycles that cause asphalt to crack. In theory, regular sealcoating can prevent water infiltration and slow deterioration.

But that doesn't mean it’s always the right move.

1. Sealcoating Can Actually Do More Harm Than Good in Certain Situations

If your parking lot is new, lightly used, or in excellent condition, applying sealcoat too early or too often can trap moisture or lead to surface issues like peeling or flaking.

Key Problem: Over-application of sealcoating can lead to poor bonding and premature failure of the surface.

👉 Have you checked whether your lot actually needs sealcoating based on its current condition, or are you just following a schedule?

2. Sealcoating Doesn’t Fix Structural Issues—And Might Hide Them

One of the most common misconceptions we see is property owners using sealcoating to “cover up” alligator cracking or potholes. It’s a cosmetic fix at best—and can delay proper repairs.

Important Distinction: Sealcoating is not a repair method. It’s a maintenance method.

If your parking lot is already compromised structurally, sealcoating won’t address the underlying problems—and could make future repairs more expensive.

👉 Is sealcoating being used as a band-aid instead of budgeting for real repairs?

3. In High-Traffic Parking Lots, Sealcoating Wears Off Quickly

Retail centers, C-Stores, Fast Food Restaurants, and multi-tenant complexes often have high vehicle volumes. In these environments, sealcoating may last only last less than  1 year, far less than the advertised 3–5 years in lower-traffic areas.

In fact, the cost of frequent re-application can outweigh the benefits—especially when those funds could go toward more durable long-term solutions like milling or resurfacing.

👉 How many times have you sealcoated your lot in the past 5 years? Has it really extended your asphalt’s life—or just temporarily improved curb appeal?

4. Environmental and Regulatory Factors May Make Sealcoating Unwise

In Maryland, statewide environmental regulations restrict the use of coal-tar-based sealers due to concerns about runoff toxicity. While alternatives like asphalt emulsion exist, they often come at a higher cost—and may not offer the same durability.

You also need to factor in cure times and seasonal limitations. In cooler or wetter months (especially fall in NJ and MD), sealcoating may not cure properly, leading to application failure.

👉 Are you risking non-compliance—or wasting budget—by sealcoating during suboptimal weather windows?

5. There Are Better Alternatives Depending on Your Lot’s Age and Use

If your lot is:

• Newer (under 3 years): A routine crack fill and inspection schedule may be more effective than sealcoating.

• Older but structurally sound: Consider patching, infrared repair, or strategic resurfacing.

• Heavily trafficked: Explore longer-lasting options like overlays with geotextile fabric reinforcement or phased reconstruction.

These alternatives often result in a better ROI and a more durable surface in the long run.

👉 Have you explored maintenance alternatives—or are you defaulting to sealcoating because “that’s what you’ve always done”?

When Sealcoating Does Make Sense

While this article focuses on when not to sealcoat, there are valid times when it’s the right solution:

• Low-traffic commercial or residential lots

• Pavement that’s in fair condition and needs surface protection

• Situations where curb appeal is a short-term priority (e.g., property sales or leasing)

But even in these cases, timing, materials, and contractor selection matter greatly.

The Bottom Line: Sealcoating Isn’t a One-Size-Fits-All Solution

Many property owners and facility managers in NJ, DE, and MD are told that sealcoating is mandatory asphalt maintenance. In reality, it’s one of many tools—and using it without understanding your lot’s unique condition, usage, and goals can waste time and money.

What Should You Do Next?

If you're unsure whether sealcoating is the right move for your property this year, your next step is to read “Sealcoating vs Paving: How To Know What Your Parking Lot Needs” so you can make a smarter, more informed decision.

You can also contact our team for a no-pressure site evaluation—we’ll help you figure out the most cost-effective way to maintain your parking lot without unnecessary expenses.

Using AI we can provide an instant asphalt assessment to let you know if sealcoating is the correct choice for your commercial property in NJ, DE, PA and anywhere on the East Coast.

To view a sample report: Click Here.

Steven Brahney – Asphalt & Pavement Expert

This article has been read, edited, and approved for publishing by Steven Brahney, a pavement preservation specialist with more than 30 years of hands-on experience maintaining, repairing, and reconstructing asphalt parking lots across the East Coast.

Steven is the founder of FixAsphalt.com, a leading commercial paving and maintenance company recognized for its technical expertise and integrity in an industry where shortcuts are all too common. Over the course of his career, he has personally overseen projects in nearly every state on the East Coast, working with commercial property managers, national retail brands, industrial sites, and large-scale facility owners to extend the life cycle of one of their most valuable capital assets—the parking lot.

With deep subject matter expertise in asphalt maintenance strategies—including infrared pothole repair, sealcoating, crack sealing, drainage, milling, and full-depth paving—Steven is known for helping property owners avoid costly mistakes and premature failures caused by improper contractor recommendations. His mission is to bring transparency and education to the paving industry, empowering clients to make decisions that maximize long-term value while minimizing liability risks.

In addition to leading projects in the field, Steven is a recognized speaker and educator in the pavement industry. He has been a featured speaker at PaveX and the (former) National Pavement Expo, where he shared proven strategies for everything from sales and marketing to operations. He has also taught seminars on asphalt maintenance and capital planning for commercial property management firms and presented to ownership boards of major commercial portfolios, providing clear, actionable insights to help them evaluate proposals, avoid contractor malpractice, and make data-driven decisions.

Beyond his project work, Steven is also a thought leader in the pavement management space, regularly publishing educational content, guides, and case studies to help property managers understand the true cost of ownership when it comes to asphalt. His ability to combine technical depth with practical communication has made him a trusted advisor for both local property owners and national facility management firms.