Parking Lot Sealcoating, also known as parking lot seal coating, parking lot sealing, asphalt sealcoating, and asphalt sealing, is the process of applying a sealant to your asphalt pavement which provides a protective barrier to protect it from the elements that deteriorate it.

Why do you need to sealcoat asphalt? Asphalt is a very durable product. It is also somewhat pliable compared to concrete. It is made of aggregates (primarily rock and sand) and asphaltic cement which binds the aggregates together. This asphaltic cement begins to deteriorate soon after the asphalt is laid. It is broken down by ultraviolet light from the sun, water, and chemicals leaking from automobiles such as gasoline, diesel fuel, oil, antifreeze, etc. It is also affected by deicing agents. Without sealcoating to protect the pavement from these elements it begins to lose its pliability and becomes brittle. The pavement will start to ravel, losing the sand and rock, and begin to crack. Perhaps the most destructive force to asphalt pavement is the freeze/thaw cycles. When water seeps into the pores of the pavement and freezes it expands and physically breaks the pavement down. The pores become larger and lets in more water. Eventually the water gets beneath the pavement and softens the subgrade. Once the subgrade is eroded the asphalt pavement cannot support the weight of vehicles and begins to crack. The cracking spreads and eventually potholes develop.

There are many reasons to sealcoat. Perhaps the most important reason to sealcoat is that it saves owner’s money by extending the life of the asphalt pavement.  Another reason to sealcoat is the attractive “like new” appearance it gives your parking lot or driveway.  Asphalt cement is petroleum based and closely tied to the price of oil. With higher oil prices comes higher asphalt prices.  Bottom line:  the cost of maintaining your pavement is just a fraction of the cost of replacing it.