Asphalt surfaces experience a lot of wear and tear over time due to traffic, weather, and aging. When cracks, fading, and deterioration start appearing, property owners often face a decision: sealcoating or resurfacing? Both options play a role in asphalt maintenance, but they serve different purposes. Choosing the right solution depends on the condition of your asphalt and your long-term goals. Today, Andersen Asphalt & Striping would like to break down the differences between sealcoating and resurfacing, helping you determine which option is best for your pavement.
What is Sealcoating?
Sealcoating is a protective layer applied over asphalt to shield it from moisture, UV rays, and chemicals. It restores the rich black color of asphalt, enhances durability, and slows down deterioration. Sealcoating is the best option when:
• Your asphalt is in good shape with minor surface wear.
• You want to prevent future damage and extend pavement life.
• You need an affordable maintenance option.
• Your surface is fading but not heavily cracked.
Benefits of Sealcoating Asphalt
• Waterproofs the surface and prevents water penetration and oxidation.
• Blocks UV rays and reduces asphalt drying and cracking.
• Resists oil & chemical spills and is ideal for driveways and parking lots.
• Improves curb appeal and restores the fresh blacktop look.
• Extends asphalt lifespan that can also help prevent premature deterioration.
Limitations of Asphalt Sealcoating
Sealcoating does not fix deep cracks, potholes, or structural damage. Must be reapplied every 2–3 years for best results. However, sealcoating is best for preventative maintenance on newer or well-maintained asphalt surfaces.
What is Asphalt Resurfacing?
Asphalt resurfacing is a more extensive repair process where the top layer of asphalt is removed and replaced with fresh material. It restores structural integrity while providing a smooth, new surface. When it is right to choose resurfacing when:
• Your asphalt has widespread cracking, potholes, or uneven areas.
• There are drainage issues due to deep surface wear.
• You want to avoid full replacement but need long-term repair.
• Your pavement is 15+ years old and shows significant wear.
Benefits of Resurfacing Asphalt
• Restores a smooth, even surface and eliminates cracks and potholes.
• Strengthens the pavement and reinforces structural integrity.
• More cost-effective than full replacement which adds 10–15+ years to the asphalt’s lifespan.
• Improves safety and reduces trip hazards and vehicle damage.
Limitations of Asphalt Resurfacing
Resurfacing is more expensive than sealcoating and is not suitable for asphalt with severe foundation damage. Resurfacing is best for asphalt surfaces with serious wear but a stable base.
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 your asphalt is in good shape but needs protection, sealcoating is the best choice for preventative maintenance. It keeps your pavement looking fresh while slowing down deterioration. If your asphalt has extensive cracking, potholes, or uneven areas, resurfacing is the better option. It restores strength and smoothness, preventing the need for full replacement. Need help deciding? Contact Andersen Asphalt & Striping for an asphalt inspection that can determine whether sealcoating or resurfacing is best for your property.
