Commercial Seal Coating


How Often Should I Sealcoat My Parking Lot?

We are often asked “How often should I sealcoat my parking lot”? Our recommendation is every 24-36 months.  Weather can play a role in how often you should sealcoat, in addition to the traffic on the lot. If your lot is showing signs of cracking, wear and tear and fading, it is a good idea to have your parking lot assessed by a paving professional. 

Benefits of Sealcoating

  • Beautification When covered with a dark black sealant, pavement looks and wears like new. Parking lot sealcoating helps to project a positive image of the company, facility, or residential complex.
  • Slower Oxidation Sealcoating fills surface voids, which reduces exposure to oxygen and UV rays and reduces the depth to which oil or gas can penetrate the pavement.
  • Slower Water penetration Sealcoating acts as a waterproofing agent, minimizing the rate at which water enters pavement. Without it, water can permeate more freely resulting in freeze/thaw expansion and contraction of the pavement.
  • Resistance to Oil and Gas Spills Gasoline dripping from a topped-off fuel tank during hot weather can soften and break down unsealed asphalt pavements. Coal tars used in sealcoat are impervious to gas and oil spills.
  • Easier to Clean and Maintain Sealcoats fill surface voids while coating the pavement surface. The resulting smooth and even texture makes the surface easier to maintain year-round. For example, snow is easier to remove from a smooth surface, and sweeping is far more effective on a smooth surface.
  • Increases Pavement Pliability Sealcoat brings a dark black color to the pavement. The blacker it is, the more heat a pavement draws from the sun. And, the hotter it gets, the more pliable it becomes, which helps it to withstand traffic without cracking.
  • Protects Asphalt from Pressure Washing Restaurant parking lots often extend to areas near dumpsters, where food-processing machines are pressure washed. Food waste near the dumpsters may also need to be washed away if it can’t be swept away. Sealcoating protects asphalt cement from the high-volume water pressure and detergents used in pressure washing.
  • Cost Effective The price of asphalt will always be affected by crude oil prices, which fluctuate when supplies vary. Sealcoating preserves asphalt for pennies per square foot.

Sealcoating and Asphalt Parking Lot Maintenance Solutions for Today’s Property Manager


5 Woodland Court, Wayne NJ, 07470
NJ License  #13VH00751400