Applying sealcoating to asphaltic surface is an important part of maintenance and care for driveways and parking lots. The rule of thumb is that within six to 12 months after asphalt is applied, sealcoating can be applied as a protective cover. This wait allows the asphalt to cure, and oils and excess moisture would have evaporated from the material. Once the sealer is applied, damage is minimized. However, depending on use, alligator cracks, potholes and sinking may occur over time.

The sealcoat material does not last forever, so it is important to know when to reapply it. Resealing should ideally be done every two to three years, but again this depends on a number of factors. The quality of the material and workmanship play a role. If the quality was low, resealing may be needed every six months or at a minimum, every year.

Apart from protecting asphalt from the elements, sealcoating also makes asphalt bright and shiny. It protects the asphalt from fading and breaking down. If you are vigilant and pay attention to maintaining the parking lot of other asphalt areas, you can prevent major damage. This way, your overall maintenance and repair costs will be much lower.

It is also important to know that it is not always possible to reapply sealcoating material to old asphalt areas. If the existing asphalt is badly damaged, sometimes the best fix is to repave first and then apply sealcoating membrane to the newly paved surface. Applying sealcoating to deteriorating asphalt is a waste of money. The material will continue to break down and detach from the sub grade. You will then have to carry out repairs and apply the protective material again.

Summer time is the best time to apply this material to your paved surfaces. Before applying any sealcoating product, it is important to make sure the asphalt surface is clean. Sweep away loose dirt and debris, and power wash it if necessary. If you want to maintain the look of your business and home, ensuring that asphalt areas are in good condition makes sense. Properly maintained and sealed parking lots or driveways add to the curb appeal.

A professional will be able to assess your driveway or parking lot and determine if it is time for resealing. You can occasionally do your own checks looking for small cracks, loose material or sunken areas.