Knowing what to keep an eye out for when it comes to the condition of your parking lot can save you big time. Rather than having to fund an expensive and labour intensive replacement, you can make some economical repairs. Here are some signs that your parking lot may need sealcoating.

What is sealcoating?

Sealcoating is a vital step in asphalt parking lot maintenance and, involves applying a protective barrier to the surface to protect it from the elements and contaminants such as oil spills. It is a liquid coating typically made from petroleum-based products or refined tar, and as it dries, it hardens over the asphalt.

How often should asphalt be resealed?

It depends on the condition of your asphalt. If it is older you may need to get resealed every year to keep it in top nick. If it is newer and is only a few years old, you will probably only need to get it resealed every three or so years.

How is seal coating applied?

Before sealcoating can be applied to your parking lot, it’ll need to be thoroughly cleaned first. This can be done in several ways including manually sweeping the area, blowers, or with sweeping machines. If this step is skipped, the sealcoat may not adhere to the asphalt properly.

Once the area is clean, the sealcoating will normally be applied using pressurised spraying equipment or with large squeegee brush equipment. It’s best to wait 48 hours before driving on the freshly applied sealcoating.

How much does sealcoating cost?

The price of sealcoating can vary greatly as many factors can affect the cost. The size of your parking lot and whether repairs need to be made first are two of the many. The good thing about sealcoating is that it costs much less than new asphalt or resurfacing.

Signs sealcoating may be needed

It is exceptionally dry and has cracks forming on the surface

Minor cracks usually don’t cause too much harm as they start off as minor cosmetic issues however, small cracks often turn into bigger ones, and once the integrity of the asphalt has been compromised, it allows water to seep into the subgrade materials below it and cause a multitude of problems. Once the water has penetrated past the top layer, it will continue to infiltrate the lower levels, and if it’s not remedied, it will cause widespread damage and you’ll likely be looking at an entire replacement. If the damage is significant, repairs can only do so much, they may provide a band-aid solution but, a whole replacement will likely be on the cards in the not too distant future.

There are potholes

Potholes are a common problem for asphalt, but did you know that they can be avoided? More often than not, a pothole is a sign that repairs that are needed have been neglected or overlooked. Potholes most commonly form in older driveways that haven’t had regular sealing done, and this is because the initial layer is a protective barrier and prevents water and other contaminants from getting into the subgrade materials and eroding them. When the top layer is old and not intact, it allows water to make its way below and when a car or similar drives over the top, the subgrade materials usually sink or shift as a result causing a pothole to form. When you get your parking lot sealed regularly, you are adding an additional layer of protection and water and other materials cannot penetrate through the asphalt and cause damage.

The asphalt is fading

A freshly laid asphalt parking lot will be a deep black but, as it’s out under the sun and exposed to often harsh UV rays, it will start to fade to a grey colour, this process is called oxidisation. Asphalt that is weathered will be more prone to cracks and potholes. As asphalt ages, it becomes fragile and brittle. As it wears, you may notice stone aggregates chipping away from the surface. As it does this, it leaves behind holes where they used to be, and they create entry points for water. By sealcoating your parking lot on schedule, you can avoid fading and the problems that come along with it. There are many Gold Coas Asphalt Services available from, asphalt driveways, asphalt repairs.

You start to notice drainage concerns

An asphalt parking lot that is in good condition and has been installed correctly will not have drainage problems. A telltale sign that your asphalt has issues is if water is pooling on the surface. This may be because there are small deviations in the asphalt causing water to collect in these when it rains, if they are left to their own devices, this water can weaken the integrity of the surface and can permeate through the asphalt and cause damage.

A little maintenance goes a long way

For safety reasons, aesthetics, and functionality, it pays to protect your parking lot by keeping up with regular sealcoating. It can prevent unsightly repairs and the need for a replacement. Here at Colossal Allies Asphalt, we offer a variety of asphalt related services and can help you get your parking lot looking like brand new. We only use the very best materials, and we take immense pride in the quality of our work. For more information, check out our website or give us a call, we would love to hear from you!

Lily Bennett

Lily Bennett

Lily Bennett, with a Master's in Computer Science from MIT, began her career in tech journalism. Her deep understanding of telecommunications and internet services has made her a sought-after contributor to leading tech publications. She refined her skills as a software developer before transitioning to tech journalism. Lily is a classical music enthusiast in her leisure time and enjoys attending concerts. She is also a great hiker and loves exploring trails and capturing nature's beauty through her lens.

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