Tinton Falls Property Manager's Guide to Asphalt Sealcoating

If you manage a commercial property, HOA, or retail center in Tinton Falls, NJ, keeping your parking lot in top condition isn’t just about appearance — it’s about protecting your investment, reducing liability, and maximizing the life of your pavement.

One of the most cost-effective ways to accomplish this is asphalt sealcoating — but not all sealcoating services are created equal.

In this guide, we’ll walk you through what you need to know about:

• The benefits of sealcoating for Tinton Falls properties

• The different types of application systems

• How often to sealcoat in Monmouth County

• What to watch out for when hiring a contractor

Why Sealcoating Matters in Tinton Falls

Tinton Falls sees a wide range of seasonal conditions — from winter freeze-thaw cycles to summer UV exposure. These conditions break down your pavement’s surface over time, allowing water to penetrate and weaken the asphalt below.

Sealcoating creates a protective barrier that:

• Slows oxidation and weathering

• Fills minor surface voids

• Improves appearance and curb appeal

• Prevents water intrusion and damage

When applied properly, sealcoating can extend the life of your pavement by 3–5 years.

Sealcoating Systems: Which One is Right for You?

At FixAsphalt.com, we offer three levels of commercial-grade protection:

1. Single Coat Spray Application

Best for low-traffic areas or first-time maintenance on newer pavement.

2. Double Defense (Two-Coat Spray System)

Our most popular option. Ideal for mid-traffic properties like shopping plazas, medical offices, and schools.

3. Armor Defense (Squeegee + Spray System)

High-durability system for high-traffic areas or lots with aged pavement. The first coat is applied by squeegee to fill surface voids; the second is sprayed for a smooth finish.

When to Schedule Sealcoating in Tinton Falls

We recommend sealcoating:

• Every 2–3 years for most commercial lots

• In temperatures above 55°F, typically from April to October

• After crack sealing and patching are completed

Spring and early summer are ideal — you’ll benefit from faster drying times and get ahead of peak demand.

Warning Signs of a Low-Quality Sealcoating Job

Not all sealcoating contractors deliver the same value. Be cautious if you notice:

• Thin, watered-down material that fades in weeks

• No surface prep or cleaning before application

• A single quick coat offered for a large, high-traffic lot

• Contractors showing up with plastic tote tanks and no references

A $0.15 per sq. ft. job might look good for a week — but it won’t protect your pavement.

Tinton Falls Case Study: Shopping Center Sealcoating Success

At a retail plaza off Asbury Avenue, our team completed a full sealcoating project that included:

• Asphalt repairs of surface damage

• Two-coat sealcoating (Double Defense)

• Full line striping

The result? A parking lot that looks brand new — with no business interruption.

Ready to Sealcoat Your Parking Lot in Tinton Falls?

Whether you’re managing one location or multiple properties across Monmouth County, our team can help you plan and execute a professional sealcoating project that lasts.

👉 Get a fast, accurate sealcoating estimate for your Tinton Falls property

Or contact us using the "GET STARTED" form below to schedule a property walk-through or submit pictures/video for an immediate estimate!