Is Sealcoating a Waste of Money? (The Honest Truth Backed by Real Examples & 30+ Years of Experience)

Short Answer:

Sealcoating is NOT a waste of money when applied under the right conditions to the right asphalt—and when the pavement is properly repaired and crack sealed in advance.

Sealcoating is a waste of money when applied to alligatored asphalt, extensive potholing, or any pavement that is beyond surface protection.

The problem isn’t the sealer.
The problem is that many contractors sealcoat asphalt that should NEVER be sealed, leaving property managers feeling frustrated, misled, and robbed.

This guide explains — clearly and with examples — when sealcoating works, when it doesn’t, how to tell the difference instantly, and how to budget properly.

Why I’m Writing This 

For 30+ years I’ve sealcoated some of the highest-traffic commercial parking lots in every state from Maine to Florida.
I’ve seen:

• Jobs that turn out beautiful and last years

• Jobs that fail in months because the asphalt was too far gone

• Jobs that should NEVER have been sold to a property owner

You probably landed on this blog because you typed something like:

• “Is sealcoating worth it?”

• “Does sealcoating actually work?”

• “Is sealcoating a waste of money?”

• “Should I sealcoat this parking lot?”

So I’m going to give you the honest truth — not a contractor sales pitch.

When Sealcoating Is Worth the Money

Sealcoating works extremely well when the asphalt is:

1. Structurally sound

No base failures, no major alligator cracking.

2. Has minor surface oxidation

Gray, dry-looking asphalt is actually perfect for sealing.

3. Has cracks that can be sealed BEFORE sealing

Sealer is NOT a crack filler — and never has been.

4. Has been repaired where needed

Small potholes, raveling areas, and seam failures must be fixed first.

5. Can remain closed long enough for proper curing

Sun + heat + light wind = successful sealcoating.  Please see the list below of perfect candidates for sealcoating

Perfect Candidates for Sealcoating (When Sealcoating Works)

Sealcoating delivers the highest ROI when the pavement is structurally sound and the property can remain closed long enough for proper daytime curing (sun + heat + airflow).
These are ideal scenarios where sealcoating truly performs as intended.

Perfect Candidates:

Commercial & Professional Properties

• Office buildings

• Corporate campuses

• Medical office buildings (with weekend or off-peak flexibility)

• Funeral homes

• Hotels (weekday sealing when occupancy is low)

Residential & Community Properties

• HOA communities

• Townhome associations

• Condominium complexes

• Golf & country clubs

• Tennis clubs

• Yacht clubs/marina parking areas

Industrial & Storage Properties

• Industrial sites with flexible scheduling

• Self-storage facilities

• Warehouses with off-days or controllable traffic

Commercial Retail with Controlled or Low Traffic

• Low-traffic commercial parking lots

• Restaurants closed one day per week

• Churches (weekday sealing)

• Schools during summer break

• Car dealerships (using phased closures)

Regional Factors—States Where Sealcoating Is Needed On Any/All Asphalt Parking Lots

Sealcoating is especially effective in regions with strong sun exposure:

• Florida (FL)

• Georgia (GA)

• North Carolina (NC)

• South Carolina (SC)

• Texas (TX)

• Arizona (AZ)

• California (CA)

In these climates, UV and heat work in your favor, helping sealcoating last longer and cure faster.

If your pavement meets these criteria, sealcoating adds years of life.

Terrible Candidates for Sealcoating (When Sealcoating Is a Complete Waste of Money)

Just like some properties are ideal for sealcoating, others are absolutely terrible candidates — not because sealcoating itself is bad, but because the property can’t remain closed long enough for proper curing.

Sealcoating needs sun + heat + airflow and, most importantly, NO TRAFFIC FOR 24 HOURS.
If a property cannot realistically stay closed, sealcoating will fail 100% of the time, no matter how good the contractor is.

These properties almost always fall into that category:

Terrible Candidates for Sealcoating

High-Traffic Retail & Convenience Stores

• C-stores (convenience stores)

• Gas stations (if you are unable to section them off and keep them closed for 24 hours)

• Fast food restaurants (except Chick-fil-A, which is closed on Sundays)

• QSRs (Quick-Service Restaurants)

• Car washes (independent or attached to gas stations)

These locations experience:

• Constant customer flow

• Delivery trucks

• Ride-share vehicles

• Impatient customers driving around cones

• Zero downtime

• Car washes have too much runoff from soaps and waxes that will not allow the pavement sealer to bond correctly.  

Traffic will ALWAYS hit the fresh sealer long before it cures — causing tracking, peeling, and total failure.

Shopping Centers & Strip Malls

• Grocery-anchored shopping centers

• Strip malls with multiple tenants

• Bakery/bagel shops (early morning traffic)

• 24/7 stores (C-Stores)

These sites cannot close entrances.
Tenants complain.
Delivery trucks arrive early.
Customers ignore barricades.

This is the #1 category where sealcoating becomes a waste of money.

High-Volume Auto Traffic Sites That Are Open 7 Days A Week

• Gas stations

• Auto service centers

• Drive-through coffee shops (Starbucks, Dunkin’)

• Tire shops 

• Detailing & oil change centers

These properties have constant turning, twisting tire traffic — the exact movement that destroys uncured sealer.

Logistics, Warehouse, and Distribution Sites

• Truck yards

• Distribution hubs

• Fulfillment centers (Amazon, FedEx, UPS)

• Loading docks

• Tractor-trailer parking areas

These areas have:

• Heavy truck traffic

• Early morning deliveries

• Zero window for downtime

Sealer will not survive even one pass from a semi-truck before complete cure.

24/7 Operations

• Hospitals & emergency centers

• Police & fire stations

• Hotels with full occupancy

• Airports & FBO lots

• Casino parking lots

Unless large areas can be fully shut down for extended periods, sealcoating is not viable.

When Sealcoating Is a Waste of Money

Now the part most contractors avoid saying…

Sealcoating does not fix structural failures.

It ONLY protects the top 1/16 inch of asphalt.

Sealcoating is a protection product — NOT a repair product.

Sealcoating is a waste of money when:

❌ The asphalt has alligator cracking
❌ The base is saturated or pumping
❌ There are potholes and depressions
❌ The asphalt has severe raveling
❌ The cracks are wide and active
❌ The surface is peeling or delaminating
❌ The pavement is brittle and failing across large areas

And here’s the big one:

If you sealcoat severely damaged asphalt, it only makes it look black for a few weeks — then it peels, flakes, and looks worse than before.

This is EXACTLY what happened in the video you shot.

Real Example: The Parking Lot That Should NOT Have Been Sealcoated ⬇️

In the video you shot:

• The asphalt was severely cracked

• There was base failure

• Alligator cracking covered large areas

• Holes and depressions were visible

• The surface required repairs, not sealer

And yet… someone sealcoated it.

The result?

• Sealer soaked into open cracks

• Black coating highlighted the defects

• No structural improvement occurred

• The job will fail within months

• Money was wasted

This is the #1 reason people think sealcoating “doesn’t work.”

It’s not that sealcoating failed — it was applied to the wrong pavement.

Why Sealcoating Fails: Dishonest Advice or Inexperienced Contractors

One of the most unfortunate reasons sealcoating gets a bad reputation is this:

Sometimes sealcoating doesn’t fail because the product is bad — it fails because the advice was bad.

And that bad advice usually comes from one of two places:

1. Dishonest Contractors Who Know Better (But Want the Sale)

This is the ugly part of the industry no one wants to talk about.

There are contractors who:

• Know the asphalt is too far gone

• Know sealcoating won’t fix structural problems

• Know alligator cracking means base failure

• Know the job will peel, flake, and fail

…yet they still push the sealcoating job anyway.

Why?

Because:

• Sealcoating is fast profit

• It’s easier to sell than major repairs

• Many property managers don’t know what to look for

• “Just make it look black” is a phrase they capitalize on

• They know they won’t be held accountable when it fails

These are the “plastic tote” scammers, the “spray-and-go” travelers, the driveway gypsies, and the low-bid contractors who rely on you being uninformed.

Their goal isn’t pavement preservation.
Their goal is your check.

This leads to:

• Sealcoating applied over structural failure

• Sealer soaking into potholes and cracks

• Zero preparation

• No crack sealing

• No repairs

• A short-lived black coating that fails fast

Then YOU get blamed:

• “Oh, traffic was too heavy.”

• “It rained unexpectedly.”

• “Your asphalt is old.”

None of which were the real issue.

2. Contractors Who Are Honest… but Not Experienced Enough to Know Better

Not every bad sealcoating job is malicious.
Sometimes the contractor is simply inexperienced.

Many smaller or newer companies:

• Don’t understand structural asphalt failure

• Don’t know what alligator cracking means

• Don’t understand base problems

• Don’t know proper prep requirements

• Think sealcoating is a one-size-fits-all solution

• Believe everything can be “sealed black”

They’re not intentionally dishonest — they’re just uneducated.

They genuinely think sealcoating will help because they:

• Haven’t seen how it fails long-term

• Haven’t maintained high-traffic commercial sites

• Haven’t worked on retail centers, hospitals, malls, etc.

• Have only done residential or light-duty jobs

Their lack of technical knowledge leads to:

• Incorrect recommendations

• Poor surface prep

• Wrong expectations

• Premature failure

• Unhappy property managers

And again, sealcoating takes the blame, when the real problem was the diagnosis.

The Result: Property Managers Think Sealcoating “Doesn’t Work”

But here’s the real truth:

sealcoating DOES work — but only when the person recommending it understands asphalt failure, traffic patterns, sun exposure, curing requirements, and what the pavement actually needs.

Just like a doctor, a contractor must diagnose the problem BEFORE prescribing treatment.

If the asphalt is:

• Structurally sound → Sealcoating works

• Moderately worn → Crack sealing + repairs + sealcoat works

• Structurally failing → Sealcoating is a waste of money

No amount of sealer can fix a base failure.
And no honest contractor will claim it can.

Bottom Line

Bad sealcoating outcomes aren’t usually the product’s fault.
They’re the result of:

• Bad advice

• Bad prep

• Bad diagnosis

• Bad intentions

• Or bad experience levels

When you combine those with the wrong pavement conditions, you get a job that fails — and a property manager who understandably thinks sealcoating “doesn’t work.”

Visual Guide: When You Should & Should NOT Sealcoat

Three examples below:

Example 1 — Asphalt in Good Condition (YES, Sealcoat It)

• Smooth

• Minor oxidation

• Tight surface

• Minimal cracking

• No potholes

Sealcoating will protect it and extend its life.

Example 2 — Asphalt in Fair Condition (Repair + Crack Seal + Sealcoat)

• Slight raveling

• Moderate cracking

• Small repairs needed

• Surface still intact

This pavement is a perfect candidate — after repairs.

Example 3 — Asphalt Beyond Sealcoating (DO NOT Sealcoat)

• Alligator cracking

• Structural failure

• Base movement

• Major depressions

• Holes and ruts

Sealcoating is a total waste of money here.
It requires asphalt repair or milling & paving.

Frequently Asked Questions- (FAQ) 

Does sealcoating fix cracks?

No. Cracks must be sealed with hot rubber BEFORE sealcoating.

Does sealcoating fix alligator cracking?

No. Alligator cracking indicates base failure.

Does sealcoating extend asphalt life?

Yes — when pavement is in repairable or good condition.

How long does sealcoating last?

12–36 months depending on traffic, weather, and prep work.

Is sealcoating worth it for old asphalt?

Only if the pavement is structurally sound. Otherwise, no.

Is sealcoating just cosmetic?

It improves appearance, but its primary function is protection against oxidation, water infiltration, and surface wear.

How often should I sealcoat?

Every 2–3 years in the Northeast.
Every 2 years in high-sun states (FL, GA, NC, SC, TX).

Does sealcoating stop potholes?

No — potholes are caused by water infiltration from cracks, poor asphalt thickness, or base failures.

Can sealcoating make bad asphalt look worse?

Yes. Sealcoat accentuates defects when applied to failing surfaces.

Sealcoating Pricing Guide (Budgeting for CAM)

Sealcoating:

• $0.22–$0.38 per SF (commercial properties)

• High traffic areas: $0.30–$0.45 per SF

Crack Sealing:

• $1.00–$3.00 per LF

• Routing adds cost but greatly improves longevity

Infrared Asphalt Repairs:

• $225–$350 per 3'x6' repair area

Hot Mix Cut-Outs:

• $6–$10 per SF

The 3-Step System to Decide if You Should Sealcoat

Use this quick self-evaluation:

✔ Step 1 — Are there major cracks, potholes, or base failures?

→ If YES → Repair needed first — do NOT sealcoat

✔ Step 2 — Is the asphalt structurally intact with minor cracking?

→ If YES → Crack seal + minor repairs + sealcoat

✔ Step 3 — Is the asphalt oxidized but smooth?

→ Perfect candidate — sealcoat will protect & extend lifespan

Situations Where Sealcoating Is Not Ideal—But Can Still Make Sense (Full Transparency)

Up to this point, we’ve talked about when sealcoating works beautifully and when it’s a complete waste of money. But there’s a gray area that most contractors never explain, and it’s important you understand it so you can see my blog is not biased:

There are situations where sealcoating is NOT ideal, but can still serve a temporary or cosmetic purpose—as long as you know exactly what you’re getting.

This isn’t the part where we try to talk you into sealcoating.
This is the part where we show you the middle ground so you can make an informed, pressure-free decision.

Most contractors never discuss this because they’re afraid you’ll say "no" if you hear the truth.
We’d rather you know ALL the options—even the imperfect ones.

When Sealcoating Is Not Ideal… But Can Still Be Useful

There are situations where, despite sealcoating not addressing fundamental pavement defects, it can still serve a strategic, short-term purpose for property owners and managers. In these cases, the intent isn’t to restore structural integrity, but to achieve immediate visual improvements, meet temporary operational needs, or accommodate budget constraints. While it’s important to recognize that sealcoating in these contexts does not provide lasting surface protection or repair, it can be a practical interim solution under specific circumstances.

1. When You Need Instant Curb Appeal (Short-Term Boost)

Examples:

• Vacant property going on the market

• Preparing for new leasing photos

• Adding images to CoStar, LoopNet, or marketing brochures

• Making the site look better before a lender visit

• Boosting appearances for an upcoming inspection or walkthrough

Reality:
The sealer will make the lot black and visually appealing—temporarily.
It won’t solve underlying structural problems, but it will make the property show much better.

2. When a Tenant Is About to Renew Their Lease and Wants the Lot Black

Sometimes a tenant says:

“I’ll renew, but the parking lot needs to look presentable.”

If budgets are tight or rent doesn’t justify repaving, sealcoating can provide:

• A clean look

• A fresher presentation

• A short-term upgrade

Reality:
This won’t stop deterioration—but it improves the tenant’s perception.

3. When You Plan to Mill & Pave in the Next 2–3 Years

Some owners already know a full paving project is coming soon.
But in the meantime:

• They need it to look black

• They want it to present well

• They want to minimize complaints

• They want to extend surface life just enough to reach the paving timeline

Reality:
Sealcoating won’t add structural life, but it can help you “limp” into the next capital project cycle.

4. When There Is Zero Budget for Repairs but Cosmetic Improvement Is Needed

If the owner says:

“We’re not spending $100k on paving this year—but we need this to look presentable.”

Sealcoating can be:

• A budget-friendly temporary improvement

• A cosmetic bandage

• A way to delay more expensive work

Reality:
It won’t fix the damage, but it can hide oxidation for a short period.

Important Disclaimer (The Part Most Contractors Hide):

Even in the scenarios above, sealcoating will NOT work on:

• Extensive potholes

• Severe alligator cracking

• Base failure

• Saturated subgrade

• Areas with underground water issues

• Areas where water is pumping to the surface

• Areas where the asphalt is completely raveled or delaminated

In these cases:

The sealer will simply wash off, peel, or disappear within months—sometimes within weeks.

Any contractor who tells you otherwise is either:

• Trying to sell you something you don’t need, or

• Not experienced enough to know what will happen

Either scenario is costly for you.

Why We Tell You This (And 90% of Contractors Don’t)

Most sealcoating contractors lead with:

“Don’t worry. Sealer will fix that.”

But that is dishonest counsel.

They oversell what sealcoating can do because:

• It’s fast to complete

• It’s high-margin work

• It’s easier than telling a property owner the truth

• Most customers don’t know the difference

• They assume you won’t notice when problems return

We take the opposite approach:

We tell you all sides—the good, the bad, and the gray areas—so YOU make the decision confidently, without pressure or sales tricks.

We’d rather lose a job by being honest than win a job by misleading someone.

What About Shopping Centers, C-Stores, and Quick-Service Restaurants? (Short-Term Use Only)

Here’s another question we get from property managers all the time:

“Can you still sealcoat shopping centers, convenience stores, or fast-food restaurants… even though you said they’re not ideal?”

The honest answer is:

Yes, you can sealcoat these properties — IF (and only if) you fully understand the limitations and the short-term nature of the results.

Sealcoating is not a long-term solution for high-traffic retail, but there are scenarios where owners still elect to move forward knowing the risks.

Below is the clear, transparent truth that 90% of contractors will never tell you.

Where Sealcoating Can Be Applied in Retail — But Only as a Short-Term, Cosmetic Solution

1. Shopping Centers (Strip Malls & Grocery-Anchored Retail)

You can seal these properties IF:

• You only care about short-term visual improvement

• You understand it will show wear faster

• You know tenants will reopen areas before full cure

• You are doing it for curb appeal, not longevity

Common reasons owners choose to do it anyway:

• Vacancies they need to fill

• A center going up for sale

• A capital investor site visit

• A tired-looking property with no repair budget

• A leasing team requesting updated CoStar photos

Reality:
It will look black and clean right away, but the coating may not last long in the wheel paths and entrances.

2. C-Stores (7-Eleven, Wawa, QuickChek, etc.)

C-stores are normally terrible candidates because:

• Customers drive through constantly

• Entrances cannot close

• Delivery trucks arrive at odd hours

But some owners still move forward when they want:

• Immediate curb appeal

• Fresh striping

• A new-store appearance

• A marketing lift during a rebrand

Reality:
It’s for looks only — not pavement protection.

3. Quick-Service Restaurants (McDonald's, Burger King, Starbucks, Dunkin’)

Restaurants are extremely high-traffic, with constant turning movements that destroy uncured sealer.

However, owners may still sealcoat when:

• They’re preparing for a remodel or refresh

• Want to boost exterior appearance

• Need updated photos for franchise compliance

• Are trying to present better during resale

Reality:
The sealer will wear quickly near drive-thrus, entrances, and curves.

4. Gas Stations

Gas stations are among the most challenging locations for sealing due to fuel spills, hot tires, and constant movement.

Owners may still choose to do it when:

• They want a fresh, clean, uniform black surface

• They’re preparing for rebranding

• The site is being listed for sale

• They want a cosmetic upgrade before paving in the next year or two

Reality:
The coating will NOT hold up in fuel lane areas, turning radiuses, or under frequent truck traffic.

5. Fast-Casual & Mid-Range Restaurants Closed One Day Per Week

These are slightly better candidates if:

• They fully shut down for a day

• Weather cooperates

• The curing time can be strictly enforced

Think:

• Local diners

• Independent restaurants

• Bar & grills

• Restaurants closed on Mondays

Reality:
It will work OK if they truly close—but curb lanes and entrances will still show wear fast.

The Key Is Managing Expectations — Not Overselling Results

This is the part most contractors never explain:

These retail properties can be sealcoated, but the results are cosmetic and temporary—not protective or long-lasting.

If you understand:

• It will look good short-term

• It will wear faster than usual

• It won’t solve structural problems

• High-traffic areas will show wear quickly

• It will not last as long as on low-traffic sites

…and you still want to move forward for appearance reasons?

Then sealcoating is a valid short-term option.

Bottom Line

Sealcoating can be applied on shopping centers, c-stores, quick-service restaurants, gas stations, and similar sites only when the owner or manager understands the truth:

✔ It’s cosmetic
✔ It’s temporary
✔ It won’t last like a standard application
✔ It’s not a structural solution
✔ It’s done for curb appeal, not preservation

When used this way, it absolutely has value — as long as the expectations are honest.

Final Answer: Is Sealcoating a Waste of Money?

Here is the truth:

Sealcoating is absolutely worth it — when applied correctly to the right asphalt.
Sealcoating is absolutely a waste of money — when applied to failing pavement.

The key is knowing the difference.

If you want a free, no-pressure evaluation, send us photos or click the yellow Instant Quote — Upload Photos button.

We’ll tell you the truth, even if it means NOT sealcoating your lot.