Asphalt is a durable and flexible paving material, but it doesn’t stay in its best condition forever without proper maintenance. One of the most effective ways to preserve your asphalt surface is through sealcoating, which is a protective layer that shields it from damage caused by sun, water, oil, and traffic. But how often should you sealcoat your driveway or parking lot? The answer depends on a number of key factors. Andersen Asphalt & Striping will break it down so you can create a maintenance schedule that keeps your asphalt looking and performing its best.
What is Sealcoating & Why Does it Matter?
Sealcoating is the process of applying a thin, protective layer over asphalt pavement to:
• Block out UV rays and moisture.
• Prevent oxidation and brittleness.
• Oil and chemical spills resist it.
• Improve appearance of the asphalt with a fresh, black finish.
Sealcoating doesn’t repair damage like cracks or potholes, but it does help prevent them from forming by creating a protective barrier on the surface.
For Best Care- Sealcoat Every 2 to 3 Years
For most residential driveways and commercial parking lots, sealcoating is recommended every 2 to 3 years. This gives the asphalt enough time to wear without letting it deteriorate to the point of needing costly repairs or resurfacing. However, there’s no one perfect answer as there are a number of different elements that will determine how often you need to sealcoat your asphalt. Here’s how to tell when your pavement is due.
Factors that Affect Sealcoating Frequency
Age of the Asphalt: Newly paved asphalt should wait 6 to 12 months before its first sealcoat to allow the oils in the pavement to cure. After that, you can follow a 2 to 3 year cycle.
Traffic Load and Frequency: High-traffic areas like commercial lots, loading zones, or heavily used driveways may need sealcoating every 1 to 2 years to maintain protection.
Climate and Weather: In areas with harsh winters, frequent rain, or extreme heat, asphalt breaks down faster. These areas may need more frequent sealcoating to withstand freeze-thaw cycles, UV exposure, and moisture.
Existing Condition: If your asphalt is fading, drying out, or showing signs of minor cracking, it’s probably time for a new coat. Sealcoating before the damage worsens is much cheaper than repairing or resurfacing.
Previous Maintenance: If the surface has been neglected for many years or was never properly sealed, it might need multiple applications early on or even more extensive repairs before sealcoating.
How to Determine it’s Time to Reseal Your Asphalt
There are a few signs your pavement is ready for a fresh sealcoat:
• Gray or dull appearance, which is a sign of oxidation.
• Fine cracks forming on the surface.
• Loss of smooth texture or small pieces flaking off.
• Water not beading up on the surface anymore.
• Oil stains or surface wear are more noticeable.
If you notice any of these, it’s time to schedule an inspection or sealcoating service.
Asphalt Parking Lot & Road Pavement Resurfacing, Replacement & More in Reno, Elko, Henderson, North LV, Paradise, Spring Valley, Sunrise Manor, Las Vegas, NV | State of Nevada
If it has been more than 2 years since your last sealcoat, or you are starting to see early signs of wear, now is the time to act. A little proactive maintenance goes a long way toward protecting your investment. Need help deciding if your asphalt is due for sealcoating, contact Andersen Asphalt & Striping today!
