Asphalt Sealing: Why It’s Key to Long-Lasting Pavement
Asphalt paving is a popular choice for driveways, parking lots, and roads due to its cost-effectiveness, durability, and ease of installation. However, like any surface exposed to the elements, asphalt deteriorates over time. Cracks, fading, water penetration, and potholes can quickly appear if proper maintenance is neglected. That’s where asphalt sealing comes into play.
Asphalt sealing isn’t just a cosmetic enhancement—it’s a vital step in extending the life of your pavement. Whether you’re a homeowner, property manager, or business owner, understanding the value of this preventive measure can save you thousands in future repairs and replacements.
In this article, we'll dive deep into the benefits, process, frequency, and importance of asphalt sealing, and why it’s essential to keeping your pavement strong, safe, and looking fresh for years to come.
A protective coating is applied to asphalt-based pavements through asphalt sealing, creating a barrier against water, oils, UV rays, and oxidation—key factors that contribute to pavement deterioration.
The sealing material is typically made of coal tar emulsion, asphalt emulsion, or acrylic-based formulas. When applied correctly, it gives your pavement a rich black finish while protecting it from premature aging.
Why Asphalt Sealing Is Important
There are several reasons why asphalt sealing is considered a key maintenance practice:
1. Protects Against Water Damage
Water is one of asphalt's worst enemies. It seeps into cracks, freezes in cold weather, and expands, causing the surface to break apart. Asphalt sealing creates a waterproof layer that significantly reduces the chances of water infiltration.
Exposure to sunlight and oxygen causes asphalt to harden and become brittle. This process, known as oxidation, weakens the surface and makes it more susceptible to cracking. Asphalt sealing slows down oxidation and keeps your pavement flexible.
Over time, asphalt loses its deep black color and becomes faded or gray. Sealing not only protects but also rejuvenates the look of the pavement, making it appear brand new.
4. Resists Oil and Chemical Spills
Parking lots and driveways are exposed to vehicle oil, gasoline, and other chemicals. These substances can eat away at unprotected asphalt. Sealing forms a non-porous surface that resists stains and chemical breakdown.
5. Reduces Long-Term Costs
Routine asphalt sealing extends the life of your pavement by up to 300%, making it a cost-effective alternative to frequent repairs or full resurfacing.
How Often Should Asphalt Be Sealed?
A common question is how frequently asphalt sealing should be done. While it depends on factors like traffic, weather conditions, and usage, a good rule of thumb is:
New asphalt should be sealed after 6 to 12 months to allow proper curing.
Existing asphalt should be resealed every 2 to 3 years for optimal protection.
Sealing too often can cause buildup and flaking, while neglecting it for too long exposes the pavement to accelerated damage.
The Asphalt Sealing Process
Knowing what to expect can help you prepare and choose the right contractor. The typical asphalt sealing process includes:
Step 1: Cleaning the Surface
All dirt, debris, and vegetation must be removed. Power sweeping and pressure washing ensure a clean surface for proper adhesion.
Step 2: Repairing Cracks and Holes
Cracks and potholes are filled using crack filler or patching materials. Sealing over damaged asphalt without repairs can trap moisture and worsen the problem.
Step 3: Application of Sealant
The sealant is applied using spray or squeegee methods, depending on the surface and size of the area. Two coats are usually recommended for high-traffic areas.
Step 4: Drying and Curing
After application, the sealant needs 24 to 48 hours to cure before traffic is allowed. Weather conditions, such as humidity and temperature, can affect curing time.
DIY vs. Professional Asphalt Sealing
While DIY asphalt sealing kits are available at hardware stores, the results may not match professional standards. Professionals use commercial-grade equipment and materials, ensure thorough preparation, and apply consistent coatings that last longer.
Hiring a certified asphalt sealing contractor also minimizes risks such as uneven application, improper curing, or missed repairs.
When to Seal Asphalt: Ideal Conditions
Timing is crucial when it comes to asphalt sealing. The best conditions include:
Dry weather: Rain can wash away the sealant before it cures.
Moderate temperatures: Between 10°C and 30°C (50°F to 85°F) for proper adhesion.
Low humidity: Reduces curing time and helps the sealant set evenly.
Sealing in late spring or early fall is ideal in most regions, providing a balance of favorable temperatures and lower precipitation.
Choosing the Right Asphalt Sealing Contractor
Not all sealing services are created equal. Here’s what to look for in a reputable contractor:
Experience and certifications
Positive customer reviews
Detailed written estimates
Warranty or satisfaction guarantee
Use of high-quality, eco-friendly materials
Ask for before-and-after photos of previous work and make sure the contractor understands the specific needs of your pavement.
Q1: How long does asphalt sealing last?
Typically, a quality seal lasts between 2 to 3 years. However, high-traffic or weather-exposed areas may need more frequent reapplications.
Q2: Can asphalt sealing fix cracks and potholes?
No. Asphalt sealing is a preventive measure, not a repair solution. Cracks and potholes must be repaired before sealing for best results.
Q3: How soon can I drive on sealed asphalt?
You should wait at least 24 to 48 hours after sealing, depending on weather and product type. Always follow the contractor’s guidelines.
Q4: Does asphalt sealing make the surface slippery?
When applied properly, sealing should not make the surface slippery. Some sealants include additives that improve grip and skid resistance.
Q5: Is it worth investing in asphalt sealing?
Absolutely. It extends pavement life, improves appearance, reduces repair costs, and provides long-term value.
Asphalt sealing is a smart, proactive way to protect your investment. By creating a barrier against weather, chemicals, and daily wear, sealing helps you maintain a strong and attractive surface year-round. Whether it’s a residential driveway or a busy commercial lot, incorporating a regular sealing schedule will enhance safety, curb appeal, and durability for years to come.
Instead of waiting for cracks to grow or potholes to form, take control now with asphalt sealing—a small maintenance step that delivers major long-term savings and results.
