What Is Sealcoating? Everything You Need to Know
Sealcoating is a protective coating applied to asphalt surfaces to shield them from sunlight, moisture, oil, and chemical damage. It helps prevent cracking, oxidation, and surface wear while restoring the pavement’s dark black finish. Applied every 2–3 years, sealcoating extends the life of asphalt and lowers long-term maintenance costs.
Whether you're a homeowner looking to maintain your driveway or a property manager responsible for large paved areas, understanding what is sealcoating can help you avoid costly repairs and keep your pavement looking its best.
In this guide, we’ll cover what is sealcoating asphalt and how the sealcoating process works to help you understand it all better.
Key Takeaways
Sealcoating is a protective layer that extends the life of asphalt by shielding it from UV rays, moisture, oil, and chemical damage.
It’s a preventive maintenance method, not a repair solution — major cracks or potholes must be fixed beforehand.
The sealcoating process includes cleaning, minor repairs, applying the coating, and letting it cure in dry, warm weather.
Sealcoating is cost-effective at $0.10–$0.30 per sq. ft. and is best done by professionals like City Service Asphalt for long-lasting results.
What Is Sealcoating Made Of?
Sealcoating materials are specially formulated to bond with asphalt surfaces and protect them from weathering, chemical spills, and traffic wear.
Common Ingredients in Sealcoating
Most commercial sealcoats are either asphalt emulsion or refined tar-based. Modern, eco-friendlier options include acrylic-based and bitumen-based formulas. A standard sealcoat includes:
Water (as a carrier)
Asphalt or tar emulsion
Silica sand (for traction and durability)
Polymers and performance-enhancing additives
Fillers and binders
These ingredients combine to create a liquid sealant that cures into a durable, flexible layer over the surface.
Environmental Considerations
Many contractors today avoid coal tar sealers due to health and environmental concerns. Instead, asphalt-based sealers (which are derived from the same material as asphalt itself) are more commonly used. These penetrate the surface better and help replenish lost oils in oxidized pavement.
The Seal Coating Process (Step-by-Step)
The sealcoating process involves surface prep, material mixing, application, and curing. Each step is important to ensure the asphalt is properly sealed and protected. Here’s how it works:
Step 1: Surface Preparation
The seal coating process starts with clearing the area of all debris, oil stains, and vegetation. Cracks and potholes are cleaned and filled, ensuring the surface is stable before coating.
Step 2: Mixing the Sealcoat
Once the area is clean, the contractor mixes the sealcoat material according to manufacturer specifications. This includes the correct ratio of emulsion, sand, and additives for the local climate and surface condition.
Step 3: Application
Sealcoating is applied in one or two coats using either a spray system, brush, or squeegee. Two coats are typically recommended for durability and proper coverage. The material fills small surface voids and binds fine aggregates back together.
Step 4: Curing Time
After application, the surface needs to cure for at least 24 hours, depending on weather. During this time, vehicle traffic should be avoided to prevent tracking or damage.
Seal coat specifications require ambient temperatures to be above 50°F (10°C) during and after application, with no rain forecasted for at least 24 hours.
What Is Sealcoating a Road or Driveway?
So, what is sealcoating a road? It’s the same concept as sealing a driveway, but scaled for traffic-heavy, high-wear asphalt surfaces with tougher materials. However, the scale and wear patterns differ.
Residential vs. Commercial Sealcoating
Driveways benefit from beautification and moderate protection from residential vehicles.
Roads and parking lots require more durable sealers and often need reapplication more frequently due to heavier traffic.
When to Sealcoat
New asphalt should not be sealed immediately. Wait 3–12 months after paving to allow proper curing. After that, sealcoating should be done every 2–3 years, depending on traffic and climate conditions.
Get in touch with professionals to know the exact time you should wait according to your location and space.
Pros and Cons of Sealcoating
Sealcoating is one of the most effective ways to preserve asphalt, but it’s not a cure-all. Here's a balanced look at the key benefits and limitations.
Pros of Sealcoating
Extends Pavement Life
Sealcoating protects asphalt from sunlight, oxidation, and moisture which are the main causes of deterioration. When applied every 2 to 3 years, it can double or even triple the life of your pavement.
Prevents Water Intrusion
It seals small surface cracks and voids, preventing water from seeping into the base layer. This reduces the risk of freeze-thaw damage and potholes over time.
Improves Curb Appeal
The deep black finish makes faded asphalt look brand new. It adds instant visual appeal to homes and commercial properties, improving both aesthetics and value.
Protects Against Oil, Gas, and Salt
Sealcoating creates a barrier that resists vehicle fluids and road salt, which can break down the asphalt binder and cause soft spots and cracks.
Cost-Effective Maintenance
With an average cost of $0.10–$0.30 per square foot, sealcoating is much more affordable than resurfacing, which can cost $3–$7 per square foot.
Easier Cleaning and Maintenance
A sealed surface is smoother and less porous, making it easier to clean, sweep, or pressure wash. Oil stains are less likely to absorb and cause damage.
Enhances Surface Safety
Sealcoating mixed with sand improves traction for vehicles and foot traffic. It also fills minor surface imperfections, reducing trip hazards and uneven spots.
Cons of Sealcoating
Doesn’t Fix Existing Damage
Sealcoating won't repair potholes, deep cracks, or structural issues. These problems must be fixed before applying the sealant, or it won’t adhere properly.
Weather-Dependent Application
It must be applied in dry conditions with temperatures above 50°F. Rain or cold weather within 24 hours can ruin the application and shorten the sealcoat’s lifespan.
Requires Downtime
You’ll need to keep vehicles and foot traffic off the surface for 24 to 48 hours while it cures. This may be inconvenient for homeowners or businesses.
Needs Reapplication Every Few Years
To remain effective, sealcoating must be reapplied every 2–3 years. While not expensive, it does require planning and consistent upkeep.
Poor Application = Poor Results
If low-quality products are used or it's applied incorrectly, the sealcoat can peel, streak, or wear prematurely. Hiring an experienced contractor is very important.
Is Sealcoating Right for You?
While sealcoating is widely recommended for pavement maintenance, it's not always the right solution for every surface. Find the best paving company to know for sure.
However, here’s are a few points to help determine if it’s the right choice for your project, whether residential or commercial.
Consider sealcoating if:
Your pavement is at least 3–12 months old (new asphalt needs time to cure)
The surface is showing signs of fading, oxidation, or light cracking
You're focused on preventing long-term damage, not repairing major issues
You're managing a driveway, parking lot, or wondering what is sealcoating a road in high-traffic areas
You want to extend pavement lifespan without the high cost of resurfacing
If you're asking what is sealcoating and whether it's worth the investment, the answer is yes, if your surface is still structurally sound. Sealcoating is best used as a preventive maintenance strategy, not a cure for major pavement damage.
Ready to protect your pavement with professional sealcoating? City Service Asphalt offers top-quality materials, expert application, and long-lasting results.
Conclusion
Sealcoating is a smart, affordable way to protect your asphalt investment. By sealing every 2 to 3 years, you can double the life of your pavement and avoid costly repairs. When done right, it enhances safety, improves appearance, and saves you money long-term.
FAQs
What is the purpose of sealcoating?
The purpose of sealcoating is to protect asphalt surfaces from UV rays, water, oil, and chemical damage. It also restores appearance and extends pavement lifespan.
How much does it cost to do sealcoating?
Sealcoating typically costs between $0.10 to $0.30 per square foot, depending on surface condition, location, and contractor rates.
Is sealcoating worth the money?
Yes, sealcoating is worth the money as it’s very cost-effective. It can double or triple the life of your asphalt and reduce long-term repair costs significantly.
How long will sealcoating last?
A quality sealcoating job typically lasts 2 to 3 years, depending on weather, traffic, and maintenance practices.
CITY SERVICE ASPHALT
Reliable paving, sealcoating, and repair experts serving Corona, Riverside, and Orange County. Providing long-lasting asphalt solutions built to withstand California’s weather.
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769 Beverely Road, Corona CA 92879
