Sealcoating Your Parking Lot

Sealcoating is an affordable and effective way to protect your asphalt driveway or parking lot. It helps to prevent oxidation and keeps your pavement looking new. It also makes the surface more durable and safer for pedestrians and vehicles.


The process is simple. First, the asphalt needs to be completely clean. This can be done using sweeping methods and blowers. Then, linear cracks should be filled. Visit Website to learn more.

Getting your parking lot prepared for sealcoating is one of the most important steps in the process. This will ensure the application is successful and that any cracks or deterioration are repaired. A professional contractor will assess the area and identify any problems. They will then clean the asphalt to remove any dirt, debris, and oil stains. They will also wash the area and broom it thoroughly to make sure the surface is free of imperfections.

Before you start the preparation process, make sure the weather is good. It should be warm and dry, so that the sealcoat can cure. If you have sprinklers in your parking lot, make sure they are turned off for the duration of the sealcoat application. You should also block off any areas that you don’t want to get sealer on, such as sidewalks, curbs, fire hydrants, and garage doors. Lastly, you should remove any vehicles from the area to avoid being stuck with a messy windshield.

It is important to note that you should wear protective gear when working with sealcoating materials. This includes long-sleeved shirts, pants, waterproof boots, and gloves. You should also read the material safety data sheet provided by the manufacturer. This will help you understand the hazards involved and how to protect yourself from them. If you’re unsure of the safety measures to take, contact a professional sealcoating contractor.

Once you’ve removed all the vehicles, it’s time to prepare the asphalt for the sealcoat. First, you’ll need to sweep the area. This will remove any loose pebbles or debris that could interfere with the bonding process. It’s also a good idea to remove any oil stains and debris from the area, as these will affect how well the seal coat sticks.

Afterwards, you’ll need to vacuum the pavement. This will remove any dirt and dust that might be in the cracks and crevices of the asphalt. Finally, you’ll need to broom the surface and wash it. This will ensure that the sealcoat adheres to the asphalt and lasts longer.

After the brooming and washing, you’ll need to let the pavement dry. This can take a few days, so it’s important to plan accordingly. Then, you’ll need to wait until the sealcoat is fully cured. Once it is, it will have a charcoal black color and be resistant to oil, fuel, chemicals, and other abrasives.


Sealcoating is an effective and inexpensive way to preserve asphalt pavement. By committing to periodic sealcoating sessions, property owners can avoid costly repairs and resurfacing projects in the future and enjoy a well-preserved parking lot surface for decades. In addition, the visual appeal of a well-maintained parking lot is a huge benefit to any business.

Before the application of a sealcoat, the pavement surface must be thoroughly cleaned. This includes the removal of any oil, grease or dirt spots on the surface. It is also important to remove any vehicles from the area during and after the process.

After the preparation stage, the contractor may spray or roll on the sealcoat using a skid-mounted or trailer-mounted spray system. The preferred application method is spraying, as it allows for a more consistent and smooth finish. To achieve this, the equipment used should be carefully chosen. A distributor bar is typically recommended, as it empties the tank faster than a hand wand, reducing spraying time and increasing efficiency.

There are several different types of sealcoat materials and additives available, each designed to serve a specific purpose. The most common is refined coal tar, which is composed of highly stable chemicals and is not degraded by weather or other oxidizing agents. This product dries quickly and provides the deep black appearance that is associated with sealcoating. It also protects asphalt surfaces from water, sun damage, and oxidation.

A second type of sealcoat is a high-grade aggregate mix, which consists of finer sand or screenings that are mixed into an asphalt emulsion. The gradation of this material is controlled to ensure that the asphalt binds effectively to the pavement surface. In addition, it is also designed to prevent rutting and extend the life of the asphalt pavement.

After a few years of use, traffic begins to wear away the fine material on the surface of asphalt pavement, a condition known as raveling. A seal coat restores the pavement’s original texture and increases the surface friction, preventing cars from sliding and skidding on the roadway. It also reduces the amount of oil and gas spilled on the surface.


Sealcoating maintenance is the regular application of asphalt sealant to keep a parking lot or driveway looking new. It is typically performed every 2-5 years and can protect a driveway or parking lot from future damage and save money over the long term. The process of sealcoating is relatively simple and consists of cleaning the area, closing it off, repairing any cracks or potholes, priming oil and chemical spots, and applying two coats of commercial-grade asphalt sealant.

Unlike pavement resurfacing or replacement, which requires extensive and expensive equipment and labor, sealcoating is a cost-effective and easy way to protect your driveway or parking lot from the elements. In addition to protecting the surface from water damage, sealcoating also prevents oxidation and other weather-related problems. The result is a beautiful and well-maintained driveway or parking lot that lasts for decades.

Before the sealcoating process can begin, the contractor will block off the driveway or parking lot and use outdoor tools to clean the entire surface. This step is essential, as it removes debris and dirt that can damage the new asphalt when sealcoat is applied. During this time, the contractor will also sweep the area and remove any large rocks or other items that could pose a hazard to drivers.

Once the area is cleaned, it is blocked off for 2 days so that the sealcoat can cure. During this time, vehicles will be prevented from entering the area to avoid damaging the newly-sealed surface. This step is especially important in cold climates, where the sealcoat needs to be completely dry before allowing traffic on it.

The sealant used in the process is a petroleum-based product called bitumen, which is heated to 240 degrees Fahrenheit. It is then mixed with sand and other ingredients to create a smooth and durable coating. While bitumen doesn’t wear down very quickly, it must be renewed from time to time. This is why it’s so important to maintain a proper schedule of sealcoating.

It’s best to perform sealcoating maintenance in the spring through fall. This is because the temperature must be above 50 degrees to apply the sealant, and there should be no more than a 40% chance of rain. Otherwise, the sealcoat won’t be able to cure properly. It is also recommended that the driveway or parking lot be free of ice and snow to ensure that it will be ready for use when the sealcoat dries.


A sealcoat can dramatically extend the life of your asphalt driveway or parking lot, saving you money on costly repairs. It can also improve the appearance of your property, making it more appealing to potential buyers or tenants. A well-applied coat of sealant also adds a sleek and glossy finish, which helps enhance curb appeal.

There are a few factors that determine how much a sealcoat project will cost. The most important factor is the size of the area being sealed. Large areas require more material and labor than smaller ones. Another factor is the type of asphalt you have. For example, blacktop is more expensive to seal than concrete. The price of coal tar and asphalt emulsion raw materials can also affect the final price of the sealcoat.

Before any sealcoating is done, you should check to make sure that all cracks and crevices are filled and smoothed. If these are left untreated, they can eventually lead to costly repairs or even needing to replace the paved surface.

It is important to find a reputable and experienced contractor to do the work for you. They should have insurance, a business license and bonding. You should also ask for a list of references and past jobs. Then, you can select the best one for your needs.

A professional sealcoating company should be able to provide you with a detailed estimate for your project. They will also give you a quote for any additional services you may need, such as line-striping or patching. It is best to get multiple quotes from different companies.

Sealcoating costs can vary significantly depending on the type of asphalt and the amount of work required to maintain it. Generally, a residential driveway is less expensive to sealcoat than a commercial parking lot. This is because the driveway is typically smaller and requires fewer materials.

Many paving professionals recommend that you have your asphalt resealed every three years to ensure a long, durable surface. The process can be a time-consuming and messy task, so it is best to leave it to the pros.