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.
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.
Sealcoating works extremely well when the asphalt is:
No base failures, no major alligator cracking.
Gray, dry-looking asphalt is actually perfect for sealing.
Sealer is NOT a crack filler — and never has been.
Small potholes, raveling areas, and seam failures must be fixed first.
Sun + heat + light wind = successful sealcoating. Please see the list below of perfect candidates for sealcoating
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.
Office buildings
Corporate campuses
Medical office buildings (with weekend or off-peak flexibility)
Funeral homes
Hotels (weekday sealing when occupancy is low)
HOA communities
Townhome associations
Condominium complexes
Golf & country clubs
Tennis clubs
Yacht clubs/marina parking areas
Industrial sites with flexible scheduling
Self-storage facilities
Warehouses with off-days or controllable traffic
Low-traffic commercial parking lots
Restaurants closed one day per week
Churches (weekday sealing)
Schools during summer break
Car dealerships (using phased closures)
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.
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:
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
Traffic will ALWAYS hit the fresh sealer long before it cures — causing tracking, peeling, and total failure.
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.
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.
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.
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.
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.
❌ 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.
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.
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:
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
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.
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.
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.
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.”
Three examples below:
Smooth
Minor oxidation
Tight surface
Minimal cracking
No potholes
Sealcoating will protect it and extend its life.
Slight raveling
Moderate cracking
Small repairs needed
Surface still intact
This pavement is a perfect candidate — after repairs.
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.
No. Cracks must be sealed with hot rubber BEFORE sealcoating.
No. Alligator cracking indicates base failure.
Yes — when pavement is in repairable or good condition.
12–36 months depending on traffic, weather, and prep work.
Only if the pavement is structurally sound. Otherwise, no.
It improves appearance, but its primary function is protection against oxidation, water infiltration, and surface wear.
Every 2–3 years in the Northeast.
Every 2 years in high-sun states (FL, GA, NC, SC, TX).
No — potholes are caused by water infiltration from cracks, poor asphalt thickness, or base failures.
Yes. Sealcoat accentuates defects when applied to failing surfaces.
$0.22–$0.38 per SF (commercial properties)
High traffic areas: $0.30–$0.45 per SF
$1.00–$3.00 per LF
Routing adds cost but greatly improves longevity
$225–$350 per 3'x6' repair area
$6–$10 per SF
Use this quick self-evaluation:
→ If YES → Repair needed first — do NOT sealcoat
→ If YES → Crack seal + minor repairs + sealcoat
→ Perfect candidate — sealcoat will protect & extend lifespan
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.
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.
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.
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.
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.
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.
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:
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.