If you own a home or manage a property with an asphalt driveway or parking lot, you have probably heard about sealcoating. But what exactly is it and why is it so important? Sealcoating is more than just giving your pavement a fresh, black finish. It’s a vital part of asphalt maintenance that helps protect and extend the life of your investment. Andersen Asphalt & Striping will explain the true purpose of sealcoating, what it does, and why it should be a regular part of your property care plan.
What is Sealcoating?
Sealcoating is the process of applying a protective coating to asphalt pavement. This coating acts as a barrier between your asphalt and the elements including UV rays, water, oil, and chemicals. While it does not repair structural damage like potholes or deep cracks, sealcoating is an essential preventive maintenance step that helps your pavement last longer and look better.
Why is Sealcoating Asphalt Important?
Protects Against UV Damage: Just like your skin, asphalt gets damaged by the sun. Over time, ultraviolet rays break down the surface, causing it to oxidize, fade, and become brittle. This leads to cracks and a shorter pavement lifespan. Sealcoating blocks UV rays, helping asphalt retain its flexibility and durability.
Prevents Water Penetration: Water is one of asphalt’s worst enemies. When it seeps into tiny cracks, it can freeze and expand in cold weather, leading to even larger cracks and potholes. Sealcoating forms a watertight seal on the surface, preventing moisture from entering and causing damage to the asphalt structure.
Resists Oil & Chemical Spills: Driveways and parking lots are regularly exposed to oil, gas, and other chemicals from vehicles. These substances can soften and weaken asphalt, leading to premature deterioration. Sealcoating makes it easier to clean spills and prevents them from penetrating and breaking down the surface.
Enhances Appearance: Freshly sealcoated asphalt looks clean, smooth, and brand new. Over time, asphalt fades from black to gray, which can make your property look aged and neglected. A new coat of sealer restores the rich black finish, improving curb appeal for homes and businesses alike.
Extends Pavement Life: Regular sealcoating significantly extends the lifespan of your asphalt. Instead of resurfacing or repaving every 10 to 15 years, properly maintained asphalt can last 20 years or more with routine sealcoating. Think of sealcoating as routine maintenance like changing your oil or sealing your deck. It’s a small investment that prevents big repair bills later.
Saves You Money: Sealcoating is far more affordable than asphalt repairs or replacement. By applying a protective layer every 2 to 3 years, you reduce the chances of costly damage and avoid early resurfacing. It is a smart, cost-effective way to protect your investment.
How Often Should You Sealcoat Asphalt?
Most asphalt surfaces should be sealcoated:
• Every 2 to 3 years for typical driveways or parking lots
• Every 1 to 2 years for high-traffic or weather-exposed areas
If you notice fading, fine cracks, or water soaking into the surface, it’s time to reseal.
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
Ready to sealcoat your asphalt? Contact Andersen Asphalt & Striping and schedule our services today!