Can Sealcoating Be Performed at Night? (The Complete, Honest Guide for Property Managers & Owners)

Short Answer:

Yes, sealcoating can be performed at night — but it should NOT be. Nighttime sealcoating almost always results in premature wear, tracking, peeling, and failure because pavement sealer requires sunlight, heat, and airflow to cure properly. No contractor or manufacturer will warranty nighttime sealcoating because the risk of failure is extremely high.

Now let’s break down why — in clear, practical, real-world terms — so you can make an informed decision.

Why This Article Exists 

If you search online, you’ll find lots of contractors claiming “We can sealcoat your parking lot overnight with no disruption!”

It sounds convenient.
It sounds tenant-friendly.
It sounds like a win-win.

But after 30+ years of sealcoating high-traffic retail sites — grocery stores, strip malls, power centers, pharmacies, and big-box retail — I can tell you this:

Nighttime sealcoating is one of the fastest ways to ruin a parking lot and waste your CAM budget.

This article is not theory.
This is not marketing spin.
This is hard-earned, real-world experience.

I’m writing this so you understand why nighttime sealcoating fails, what the risks are, what contractors won’t tell you, and what your BEST options are instead.

Why Contractors Offer Nighttime Sealcoating (And Why It Sounds So Good)

Contractors know the biggest complaint about sealcoating is tenant disruption:

• Closed entrances

• Lost parking spaces

• Reduced foot traffic

• Delivery conflicts

• Tenant complaints

So they pitch nighttime work as the magical solution.

But here’s the truth:

Nighttime sealcoating solves tenant complaints — but it destroys the sealer.

And ultimately, that destroys your pavement.

Why Nighttime Sealcoating Fails (The Science Behind It)

To understand why nighttime work is such a problem, you need to understand how sealer cures.

Sealer DOES NOT cure because it “dries.”
It cures because the water evaporates out of the mix and the coating cures through:

✔ Sunlight (UV exposure)

✔ Heat (surface & ambient)

✔ Air movement (wind)

At night, you lose all three.

1. No Sunlight = No UV = No Cure

Sealer requires UV radiation to lock up, harden, and chemically bond.

At night:

• Zero UV

• Zero radiant heat

• Zero curing energy

So while the surface may feel “dry,” the film underneath stays soft.

This is why tire tracking is almost guaranteed.

2. Lower Temperatures Slow Cure Times by 50–80%

Think of curing like baking a cake.
You can’t do it without heat.

Typical nighttime temperatures drop to:

• 50–65°F in summer

• 40–55°F in fall

• Sometimes even lower

Below 65°F, the curing process slows dramatically.

Below 55°F, curing almost stops entirely.

3. Humidity & Dew Ruin the Sealer Film

Night air has:

• Higher humidity

• More moisture

• Dew forming on the pavement

Moisture contamination leads to:

• Streaking

• Graying

• Dusty appearance

• Peeling

• Premature wear

• Complete failure in wheel paths

You won’t see it immediately — but give it a few days and it becomes obvious.

4. Morning Traffic Destroys Soft Sealer Instantly

Even if the contractor begs you to wait until noon to open the lot…

You can’t.
Not on a shopping center.

Because:

• Tenants arrive early

• Delivery trucks show up at sunrise

• Employees park before opening

• Customers ignore barricades

Once soft sealer is driven on before full cure, the damage is irreversible.

What Manufacturers Say About Nighttime Sealcoating

Some manufacturers will verbally say things like:

• “It’s possible…”

• “It depends on weather…”

• “You may be okay if temperatures stay high…”

But here is the one question that exposes the truth:

“Will you give me a written, irrevocable warranty against premature wear, peeling, tracking, or failure if the job is done at night?”

The answer is ALWAYS:

❌ No.
❌ Never.
❌ Not under any circumstances.

And contractors won’t warranty it either.

Why?

Because they know the failure rate is near 100%.

“But My Contractor Said They Can Add Something to Make It Dry at Night…” (The Truth About Fast Sealing Additive)

It’s extremely common for property managers to push back during the scheduling conversation with:

“But my contractor said they can mix this stuff into the sealer that makes it dry at night.”

What they’re referring to is a polymer additive called Fast Sealing Additive (FSA), manufactured by Maintenance Inc.
And yes — FSA is a real product. It's an awesome product we have used for over 30 years.
Yes — it accelerates drying under normal daylight conditions.
Yes — many contractors use it to reduce cure times on busy properties.

But here’s the part most people are never told:

What Fast Sealing Additive Actually Does (and Doesn’t Do)

FSA is designed to:

• Increase surface dry time

• Improve early resistance to tracking

• Help sealer set faster in the sun

• Reduce downtime during daytime applications

What it does not do:

• Create UV radiation

• Eliminate humidity

• Prevent dew formation

• Provide surface or ambient heat

• Cure sealer without sunlight and airflow

In other words:

FSA speeds up drying — but it does NOT replace the physics needed for proper curing.

Nighttime conditions are still nighttime conditions.
No additive on the planet can overcome that.

What Maintenance Inc.’s Own Product Data Sheet Says

This is where everything becomes undeniable.

If you look at Maintenance Inc.’s official product data sheet for Fast Sealing Additive — the document contractors rarely show customers — it clearly states:

❗ Nighttime applications require longer drying times.

❗ Product requires adequate sunlight and heat to function properly.

❗ Best results are achieved only during daytime conditions.

In other words:

Even the manufacturer that sells the additive openly warns against nighttime use.

If the company that MAKES the additive doesn't openly recommend nighttime sealcoating…
…why would any contractor?

Should You Ever Sealcoat at Night? 

Short Answer:

No. Not for shopping centers, strip malls, or any high-traffic commercial property.

Long Answer:

Night sealcoating can work in very rare situations, only under ideal weather conditions (ie, no humidity, rain forecast, 70 degrees+) ,such as:

• A low-traffic parking lot that can stay closed to vehicle and foot traffic for 24 hours after sealcoating

• A church parking lot with no morning services

• A private commercial lot that can stay closed for 24+ hours in warm temperatures

But for retail centers, grocery stores, restaurants, medical offices, and anything with foot traffic or deliveries, the answer is a clear:

⛔ Do NOT sealcoat at night.

Alternatives That Actually Work for Shopping Centers

Instead of nighttime sealcoating, the best long-term strategy is:

1. Quarterly Asphalt Inspections

Catches small failures early.

2. Crack Sealing Twice Per Year

This is the single highest-ROI maintenance service.

3. Immediate Small Repairs

Prevents rapid spreading and $$$ structural damage.

4. Strategic Sealcoating Only When Conditions Are Ideal

This means weekday daytime work, heat, sun, wind, and proper cure time.

Pricing Guide – What Should You Budget?

This helps property managers plan CAM budgets accurately.

Sealcoating (when done correctly during daylight and optimal weather conditions):

• $0.22–$0.38 per SF

Crack Sealing:

• $1.00–$3.00 per LF

Small Infrared Repairs:

• $325–$350 per 3x6 area

Quarterly Maintenance Plans:

• $0.10–$0.30 per SF annually

These numbers prevent surprises and allow for long-term pavement preservation.

Bottom Line 

You asked the question:
“Can sealcoating be performed at night?”

And now you have the honest answer:

Sealcoating CAN be performed at night, but it SHOULD NOT be. It will not cure correctly, it will not last, and no one will warranty it because nighttime applications almost always fail.

If you want a long-lasting parking lot, the right strategy isn’t shortcuts — it’s proper maintenance, good timing, and realistic expectations.

If you want an honest recommendation for your property, upload 5–10 photos and we’ll evaluate your asphalt with zero pressure and zero upselling.