How Often Should You Seal Asphalt

The frequency at which you should seal asphalt pavement is typically every 18-36 months, but the exact timeline will differ for every property, depending on the following factors:

The amount of traffic the asphalt pavement receives
Recent weather patterns
The quality of the asphalt
Whether the asphalt was originally installed properly

These factors can vary greatly from one property to another, so it is important for property owners to identify when their asphalt pavement is showing signs of minor wear or age – the kind of issues that asphalt sealcoating is designed to fix.

Sealcoating Asphalt: Application Timeline and Factors

Asphalt sealcoating will improve the durability and longevity of your road, parking lot, walkway or other piece of pavement, but what determines the longevity and durability of your asphalt sealcoat?

Traffic patterns – If your asphalt parking lot or road is used lightly, each asphalt sealcoat application will last longer and provide extended protection. If your pavement is stressed by daily heavy vehicle traffic, then you will need to increase the frequency of sealcoat application. A heavily trafficked road or loading area, for example, will need sealing every other year or so.
Weather – Asphalt sealcoat offers excellent weather and UV protection, but it is worn down faster in the presence of some types of weather. Hot climates are one example, as extreme heat will stress the sealant, so more frequent application is recommended in hot climates. Freezing temperatures can cause the asphalt sealcoat to develop cracks, but these can generally be fixed with a flexible crack filler.
Heavy rainfall will also accelerate wear and tear to the asphalt sealcoat, especially if there are other signs of damage present, such as severe cracking or potholes. Water intrusion can also attack the pavement sealer, so it’s important for property owners to invest in maintenance when asphalt begins showing signs of damage.
The asphalt and installation quality – If your asphalt pavement is well-mixed and well-made, it will withstand wear and weather better. If it is cracking, warping or forming potholes, sealcoating will not be as effective, and more frequent applications may be required. Certainly, the asphalt will need to be repaired first before sealcoating the pavement.

Ultimately, it’s recommended that property owners consult a pavement contractor before committing to asphalt sealcoating. An asphalt expert will know what kind of pavement maintenance your asphalt will respond to best.

Signs That It Is Time to Schedule Asphalt Sealcoating Services

Asphalt will typically show signs that it needs a round of maintenance before it takes on severe damage. If property owners respond quickly, they can prevent major failures from emerging in the pavement and extend the pavement’s lifespan. If any of the following are true, it may be time to sealcoat your asphalt:

The asphalt looks discolored – An early, mild sign of aging is discoloration. Specifically, fading from black to a pale gray. If the asphalt has lost its rich, dark color, asphalt sealcoating will restore the surface’s appearance.
The asphalt is shedding aggregates – Another early sign of wear is raveling, or the loss of surface aggregates. If ignored, raveling will result in steady pavement deterioration and, eventually, isolated pavement failures. If your asphalt is shedding surface particles, sealcoating the pavement will improve adhesion between the surface aggregates, acting like a layer of “glue” that will stabilize the surface and hold everything in place.
The asphalt is in good condition, but it’s been a while since the last sealcoat – Asphalt sealcoating is a necessary, but surface-level form of maintenance that will not resolve issues that extend into deeper pavement layers. If potholes or severe cracking are present, full-depth replacement may be recommended. However, if your asphalt road or parking lot is in otherwise good shape, sealing the pavement will help maintain its conditions and improve its longevity.
The pavement needs to be striped – Your pavement’s important markings – parking spots, handicap spaces, access and fire lanes – will fade after extended exposure to wear and weather. Restriping services replace these markings, ensuring they stand out to motorists and pedestrians.

Before restriping the pavement, it should be sealed first. This will provide a fresh surface for the pavement paint to adhere to and ensure maximum visual contrast between the asphalt and its markings.

Time for a Round of Asphalt Sealcoating? Consult with the Pavement Experts

Asphalt sealcoating will protect your pavement’s surface, extend its useful life, support better road performance and enhance the pavement’s curb appeal. It is also a cost-effective form of maintenance that will maximize the pavement’s value if it is done on time.

In general, this means a sealcoat application every 18-36 months, though this depends on many property-specific factors. If you are unsure if your asphalt needs a sealcoat application, the pavement professionals can inspect your parking lot, road, walkway or other piece of asphalt, and determine whether asphalt sealcoating will extend your pavement’s life.