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Why Sealcoating Is the Best Way to Protect Your Asphalt

Rochester NY Sealcoating restores faded asphalt to its original black, shiny appearance. It also protects the asphalt from water, sun, and other oxidizing substances.


Proper preparation is vital. The area to be sealed should be cleared of all vehicles, sprinklers, and planters. Sprinklers should be turned off a full day before and during application, and vehicular traffic should be kept away from the area during this time as well.

Whether you manage a commercial parking lot or a residential driveway, your blacktop pavement faces constant wear and tear. And while cleaning up spills promptly and avoiding over-usage are great steps to take for longevity, a sealcoat is an integral part of a proactive pavement management plan. The asphalt is a petroleum byproduct, and it naturally ages as a result of exposure to UV rays, water, and chemicals. These environmental factors accelerate the rate of deterioration, resulting in cracks and potholes, and eventually, premature asphalt replacement. A quality sealcoat acts as a protective shield for the asphalt, preventing it from aging and weakening too quickly.

A fresh coat of asphalt sealant gives your property an unmistakable sheen and makes it look brand-new. This aesthetic enhancement is especially important for businesses that want to appeal to customers and homeowners who wish to maintain their property’s value.

One of the most significant benefits of asphalt sealcoating is cost savings. By protecting the pavement from oxidation and water infiltration, the need for costly repairs or replacements is greatly reduced. A typical asphalt surface can be sealcoated up to three times before it requires repaving, saving you money and time in the long run.

In addition to the economic benefits of sealcoating, it also enhances the curb appeal of your commercial or residential property. A fresh sealcoat gives the asphalt a deep black appearance, which is visually appealing to customers, tenants, or residents. It also projects a professional image, which is vital for businesses looking to attract customers and homeowners who wish to increase their property’s value.

When applied by professionals, the process of sealcoating is relatively safe and quick. However, it is crucial that workers wear the appropriate safety gear. This includes long-sleeved shirts, pants, gloves, impervious boots and masks. It is also a good idea to read the material safety data sheet provided by the sealcoat manufacturer.

Although the chemical composition of a refined tar sealcoat is designed to be low in skin irritants, these irritants may still cause some people to experience skin irritation. If you or your employees experience this, the best course of action is to avoid direct contact with the sealcoat until it has fully dried. The problem is exacerbated by hot, humid weather, which delays the sealcoat’s ability to dry and cure in its characteristic charcoal black color.


Asphalt is a natural mineral product but when it’s exposed to sunlight, water and chemicals it will oxidize or degrade. Sealcoating protects against these elements while also filling in cracks and giving the pavement a sleek finish. It is very durable and will save you the expense of major repairs down the road.

Water is the most common cause of damage to untreated asphalt. It will seep into the surface and soften the asphalt, making it more susceptible to breaking and a much less stable surface. Seal coating stops this process by creating a waterproof barrier. This will also keep the sun’s UV rays from damaging the surface.

Sealcoating has a deep black appearance that will improve the overall look of your parking lot or driveway. It is very cost effective and will give your property a newer, cleaner look. It will also prevent oil, fuel and deicers from seeping into the asphalt and degrading it.

Depending on climate and traffic volume, your sealcoating will last anywhere from 2 to 5 years. If you notice cracks or other damage, it is very important to repair them promptly. Otherwise, the damage will continue to deteriorate the pavement underneath the sealcoat and shorten its lifespan.

When working with a professional asphalt contractor, they will use heavy-duty cleaning equipment to thoroughly clean the area before applying the sealcoat. It is important to note that it can take up to 24 hours for the sealcoat to fully dry and be safe for vehicles.

Many inexperienced or unscrupulous sealcoating contractors will oversell this service to unsuspecting property owners / managers. This is because they are primarily concerned with the bottom line and not providing honest, straight forward advice. A company that is truly professional will consult with you to create a maintenance plan, recommend the proper frequency for resealing, and estimate your costs based on the current condition of your pavement. This way you can make an educated purchasing decision that will save you money in the long run. The right asphalt contractor will provide you with a quality service that will help you extend the life of your parking lot or driveway for as long as possible, saving you time and money in the future.

Weather Resistant

Sealcoating blankets surfaces in a protective mantle, effectively guarding them against weather-induced damage. Additionally, this straightforward technique elevates surface aesthetics, bestowing a polished, professional appearance that boosts curb appeal. In this way, it not only extends the lifespan of asphalt but also delivers significant savings over time.

The sun’s destructive UV rays wreak havoc on asphalt surfaces, triggering cracking and crumbling. Infiltrated rainwater exacerbates these effects by expanding in minute crevices, further weakening surfaces. Additionally, the freezing and thawing cycles of snow impose their own damaging burdens.

These harmful elements are a common cause of pavement failure and destruction. To combat these factors, it’s important to choose a professional and experienced sealcoating contractor. Furthermore, it’s crucial to schedule your sealcoating in a timely fashion. It’s recommended to apply a sealcoat before the onset of winter or summer, as these seasons tend to be harsher on pavement.

For a smooth and successful application, it’s also necessary to select the right products. Many sealcoating professionals prefer to use high-quality petrochemical products that are more durable than budget-friendly alternatives.

To further strengthen the performance of their products, professional sealcoating contractors use a wide variety of additives in their formulas. Acrylic polymers, for example, are frequently used to promote thickening and sand/aggregate suspension. They’re also known to have good resistance to water, oils, lubricants, hydrocarbon solvents, and some organic acids.

Styrene Butadiene (SBR), natural rubber, and butyl rubber based additives are also popular due to their resistance to chemicals and extreme temperatures. Lastly, asphalt emulsion based sealants have been used over the years for their durability, cost-efficiency, and resiliency.

However, it’s important to keep in mind that the type of binder in a sealcoat is also critical for its overall quality. Coal tar emulsions, for instance, are associated with a host of health problems and environmental concerns. They also contribute to a high level of polycyclic aromatic hydrocarbons in local streams and creek beds. As a result, refined coal tar has been banned from commercial use. Alternatives like asphalt emulsion binders and petroleum-based products are more environmentally friendly.


Sealcoating is the best way to protect asphalt surfaces. It is also one of the most affordable options to help extend the life of your asphalt surface. In addition to protecting the surface, it will add curb appeal and improve the overall look of your property. Without regular sealcoating, your pavement will eventually deteriorate, leading to costly repairs.

The cost of seal coating varies from project to project. It depends on the size of the area being treated, its condition and the type of sealant used. The price can range from $0.08 to $0.30 per square foot. The bigger the surface, the more expensive it will be to sealcoat. Additionally, if the asphalt has cracks and chips, these should be repaired prior to sealing to ensure that the new sealant can fill them correctly.

Typically, professional pavement contractors will clean the surface of your driveway or parking lot before applying the sealant. They will use commercial-grade cleaning equipment to ensure that the surface is free of dirt, oil, and grease. They will then apply a thick layer of the coal-tar or asphalt emulsion over your blacktop, sealing it and adding color.

Sealing is generally performed from spring through fall, as it is a process that needs warm temperatures to set properly. If it is too hot or cold, the seal coat will not bond with the asphalt. Additionally, it is important that the weather is dry to allow the sealant to cure properly.

The main reason why people choose to invest in a Pittsburgh sealcoating company is because they want their blacktop to look attractive. The blacktop is the first thing that visitors see when they arrive at your property, so it’s important to keep it looking its best. It can be hard to sell a home or attract customers and tenants to your business if the parking lot looks old, worn, and drab.

The cost of a sealcoating service will pay for itself with the increased value that you will get from your property. It is less than half the cost of repaving with an asphalt overlay, and it will prolong the life of your existing asphalt for up to 36 years.