When Is the Right Time to Sealcoat Asphalt?

To extend the life of asphalt, sealcoating is needed as a preventive and protective maintenance option. Asphalt is durable, but it is also vulnerable to water intrusion and exposure to the elements. Sealcoating adds a protect layer over the top of asphalt driveways and parking lots to keep out moisture, prevent cracking and extend the life of the pavement. But, when is the right time to sealcoat asphalt?

How Often Should You Sealcoat?

Every driveway and asphalt surface are different and may need sealcoating at different intervals. For most residential driveways, sealcoating every 2-3 years is sufficient, but the same may not be true for surfaces that endure heavier traffic. The weather in the region is also a factor. Extreme conditions can make it important to sealcoat more often.

What Time of Year Should Sealcoating Be Completed?

Summer is called road-construction season for a reason, especially in areas with cold or wet winters. The best time to sealcoating or do any paving maintenance is in warmer, drier weather. The best time to sealcoat asphalt is when the temperatures are consistently above fifty degrees. The perfect temperature is right around seventy degrees, but anywhere between fifty and ninety degrees with dry weather is a good time to sealcoat. Depending on the region, early fall or early summer is often the best period for sealcoating when temperatures are not extreme, and conditions are dry.

If it has been a few years since your last sealcoating, or your asphalt is starting to look worn, plan for a sealcoating during the warmer, drier months of the year. Contact your local asphalt paving company that offers sealcoating to schedule your maintenance before the nice weather goes away.

Posted on behalf of:
Sunshine Services
8371 McAllister Way
West Palm Beach, FL 33411
(561) 945-0187

Commercial Seal Coating and Striping

Often commercial property owners and property managers do not realize that a regular sealing of the property’s parking lot is necessary to prevent the surface from deteriorating.  Weather such as rain, snow and ice, as well as daily use can cause parking lots to begin to deteriorate.  This deterioration can result in cracks in the surface, which is particularly dangerous to a parking lot, as it allows water to penetrate the stone and soil base.  Over time this can lead to not only the paving failing but the actual sub-base of the parking lot failing as well, both of which can result in expensive repairs. 

A regular parking lot seal coating will seal the cracks and bind together the materials used in the parking lot, which prevents water from penetrating the asphalt.  When properly applied by an experienced seal coat contractor that is licensed, bonded and insured, the seal coating will extend the useful life of the asphalt parking lot.  Once the seal coating is dry, the contractor will also be able to re-stripe the parking lot including the parking stalls, handicap symbols, directional arrows and crosswalks. 

Highly trained and experienced technicians will perform the work, with the work meeting all applicable codes as far as the size and layout of the traffic markings.  Many property owners and property managers see a benefit of utilizing a single contractor to do both the seal coating and the re-striping, as it eliminates coordination of the work from the customer’s perspective.  In many cases the work can be done in a single weekend or “phased” over the course of several days or weeks, depending on the needs of the customer.