Asphalt surfaces are durable, but over time, they are exposed to sunlight, moisture, vehicle traffic, and chemicals, which can cause wear and deterioration. Sealcoating is an essential maintenance step that helps protect asphalt, extend its lifespan, and keep it looking great. But how do you know when it is time to sealcoat your driveway or parking lot? Ignoring the signs of aging asphalt can lead to cracks, potholes, and costly repairs. Andersen Asphalt & Striping will highlight the key warning signs that your asphalt is overdue for sealcoating before it’s too late!
Faded or Graying Asphalt
When asphalt is first installed, it has a deep, rich black color. Over time, exposure to UV rays and oxidation causes it to fade to a dull gray. This is a sign that the surface is drying out and becoming brittle. Sealcoating restores the deep black color and helps prevent further sun damage.
Visible Small Cracks
Small cracks may seem harmless at first, but they allow water, oil, and debris to seep into the asphalt, leading to larger cracks and potholes over time. Sealcoating fills minor surface cracks and prevents them from expanding.
Water is Not Beading on the Surface
After it rains, watch how water interacts with your asphalt. If the surface is in good shape, water should bead up and roll off. However, if water starts to soak into the asphalt, it means the protective layer has worn away. Sealcoating creates a waterproof barrier to protect against moisture damage.
Oil & Chemical Stains are Absorbing into the Asphalt
Parking lots and driveways are often exposed to oil, gasoline, and other chemicals that can break down the asphalt’s surface. If stains soak into the asphalt instead of staying on top, your pavement is losing its protective layer. Sealcoating provides a chemical-resistant layer to protect against oil and gas spills.
Rough or Brittle Texture
As asphalt ages, it loses its flexibility and can develop a rough, grainy texture. This is a sign that the top layer is wearing away, leaving the asphalt vulnerable to cracking and crumbling. Sealcoating replenishes the asphalt’s surface, keeping it smooth and durable.
Increased Wear from Traffic & Weather
Heavy traffic, rain, snow, and extreme temperatures accelerate asphalt deterioration. If your asphalt sees frequent vehicle or foot traffic, it will wear down faster than surfaces in low-use areas. Regular sealcoating protects high-traffic areas and extends the life of your pavement.
It’s Been More than 2–3 Years Since Your Last Sealcoating
Sealcoating is not a one-time fix, it is an ongoing part of asphalt maintenance. Most surfaces should be sealcoated every 2–3 years to keep them in top shape. If it has been more than 3 years, your asphalt is likely overdue for sealcoating.
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 you have noticed any of these signs, do not wait! Sealcoating is one of the best ways to extend the life of your asphalt and prevent costly repairs. Contact Andersen Asphalt & Striping today and keep your driveway or parking lot protected and looking brand new.
