🚧 5 Warning Signs You Need Asphalt Repair — Not Just Sealcoating
How to Know When Your Parking Lot Needs More Than a Cosmetic Touch
Table of Contents
💡 Why Sealcoating Alone Isn’t Always Enough
Sealcoating is an essential part of any long-term asphalt maintenance plan. It protects the surface from UV rays, moisture, and oil leaks while improving curb appeal. But here's the catch: sealcoating only works on pavement that's still structurally sound.
If your parking lot is already compromised, applying sealer is like painting over rust — it hides the problem temporarily but doesn't stop the damage.
⚠️ 5 Signs Your Lot Needs More Than Sealcoating
1. Widespread Alligator Cracking
If you observe a network of interconnected cracks resembling the pattern of alligator skin on your asphalt surface, it is a significant warning sign that should not be ignored. This pattern indicates that the foundational base layer of your asphalt has been compromised, primarily due to the infiltration of moisture and the stress caused by repeated freeze-thaw cycles. These cycles expand and contract the material, exacerbating the damage over time.
Why sealcoating won’t work: Applying a sealcoat in this situation is akin to placing a band-aid on a deep wound. The sealant will merely cover the surface cracks without addressing the underlying structural issues. Consequently, the damage will persist beneath the surface, progressively worsening and eventually leading to the formation of potholes and potential collapse of the pavement. To effectively address this issue, more comprehensive repair methods are required, such as full-depth patching or localized milling and repaving, to restore the integrity of the asphalt.
What you need: Full-depth patching or localized milling and repaving.
2. Multiple Potholes
The presence of more than one pothole within your parking lot is a significant warning sign that suggests a systemic failure of the asphalt's foundational base. This condition often arises from prolonged exposure to environmental stressors such as moisture infiltration, freeze-thaw cycles, and heavy traffic loads, which collectively weaken the structural integrity of the pavement. As a result, you may notice areas that feel unusually soft or spongy underfoot or when driving across the lot. These symptoms indicate that the subbase has lost its ability to support the surface layer effectively, leading to the formation of depressions and voids that manifest as potholes. Addressing this issue requires a comprehensive approach to repair, as simply applying a surface treatment like sealcoating will not resolve the underlying structural deficiencies.
Why sealcoating won’t work: Sealant can’t fix structural voids. These areas need to be cut out and rebuilt.
What you need: Infrared asphalt repair or saw-cut patching, depending on severity.
3. Standing Water or Drainage Problems
If water accumulates on your asphalt surface after a rainfall and remains for more than 24 hours, it is a clear indication of a drainage problem that needs immediate attention. This persistent standing water is not just a minor inconvenience; it significantly contributes to the deterioration of the subbase, the foundational layer that supports the asphalt. Over time, the presence of water can lead to the weakening and eventual failure of this critical layer, compromising the overall structural integrity of your pavement.
Furthermore, if there is underground water that rises to the surface, it poses an additional challenge. In such cases, the pavement sealer will not adhere properly to the asphalt, as the moisture prevents the sealer from forming a strong bond. This results in ineffective sealing, leaving the pavement vulnerable to further damage and reducing the lifespan of any maintenance efforts. Therefore, addressing drainage issues is crucial to ensure the longevity and durability of your asphalt surface.
Why sealcoating won’t work: Water will seep under the sealer, weakening the pavement and causing new cracks within months.
What you need: Regrading, basin adjustments, installation of an underdrain system to capture and redirect underground water before it comes up through the asphalt or repaving with proper slope.
4. Loose Gravel and Surface Raveling
Does your parking lot feel gritty underfoot or exhibit a texture reminiscent of sandpaper? This condition is known as raveling, and it signifies that the top layer of asphalt is breaking down and losing its cohesive structure. Raveling occurs when the asphalt binder that holds the aggregate together begins to deteriorate, often due to exposure to environmental elements such as UV radiation, water infiltration, and temperature fluctuations. As the binder weakens, the aggregate particles become loose and are gradually worn away by traffic and weather, leading to a rough and uneven surface. This degradation not only affects the appearance of your lot but also compromises its structural integrity, making it more susceptible to further damage and reducing its lifespan. Addressing raveling promptly is crucial to prevent more extensive and costly repairs in the future.
Why sealcoating won’t work: The sealer won’t adhere properly to loose material. You’ll get premature peeling and failure. The sealer will quickly wear off the tips of the exposed stone tops.
What you need: Surface milling or asphalt overlay, followed by sealcoating.
5. More Than 25% of Your Lot is Damaged
If you observe that 25% or more of your pavement is exhibiting signs of distress, such as cracking, rutting, or the presence of numerous repair patches, it is a clear indication that the current surface is beyond the point where simple patching will suffice. These symptoms suggest that the structural integrity of the pavement has been significantly compromised, and continuing to apply temporary fixes will only lead to escalating maintenance costs and further deterioration. At this stage, it is crucial to shift your focus from short-term repairs to a comprehensive resurfacing project. This approach involves removing the existing damaged surface layer and replacing it with a new, robust layer of asphalt. By doing so, you not only restore the aesthetic appeal of your pavement but also reinforce its structural foundation, ensuring long-term durability and performance. Resurfacing is a strategic investment that addresses the root causes of the damage, providing a more sustainable solution that extends the lifespan of your pavement and enhances its ability to withstand future environmental and traffic-related stresses.
Why sealcoating won’t work: You’re spending good money to mask a failing surface. It won’t last more than a few months.
What you need: Strategic phasing or a full mill-and-pave scope.
🧭 What You Should Do Instead of Sealcoating
Avoid making assumptions—don't let a seal coating contractor motivated by greed try to talk you into seal coating a parking lot that will NOT benefit from applying pavement sealer—Conduct a comprehensive assessment. A detailed pavement evaluation is crucial in determining the appropriate course of action, whether it involves repairs, patching, milling, or a complete resurfacing.
Each parking lot presents unique conditions influenced by various factors, including the volume and type of traffic it endures, the efficiency of its drainage systems, and the extent of exposure to weather elements such as rain, snow, and temperature fluctuations. By thoroughly understanding these specific conditions, you can make informed decisions that ensure the longevity and durability of your asphalt surface, ultimately protecting your investment and maintaining the safety and functionality of your parking area.
📞 How to Get an Expert Asphalt Assessment
At FixAsphalt.com, we don’t just sell sealcoating. We provide honest, data-driven recommendations to protect your pavement investment.
What You Get:
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Drone and site-level inspections
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PACER scoring & photo documentation
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Transparent repair options with pricing
✅ Ready to Make the Right Call?
🔢 Use our AI-Powered Instant Estimator below to get a ballpark price in 60 seconds.
📞 Or schedule a no-obligation site visit with our self-performing team. Call (877) 349-2774
🔍 FAQ
Q: Can you sealcoat over cracks?
A: Only if they are minor and have been crack-sealed first. Deep or wide cracks need structural repair.
Q: How long does sealcoating last?
A: Typically 2–3 years, depending on traffic volume and weather.
Q: How much does asphalt repair cost vs sealcoating?
A: Sealcoating is ~$0.24-$0.35/sq ft. Patching or milling and paving can range from $4.00-$10.00/sq ft.
Q: Should I sealcoat a failing lot?
A: No — it’s a waste of money. Repair or repave first, then seal to protect the investment.
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