Benefits of sealcoating your asphalt

Sealcoating asphalt should be viewed as an investment, but there seems to be a lot of confusion among people as to why it is important. If you’re one of those, then you’ll want to read this article and learn more about why it is so valuable, and are what some of the things that can harm it.

Things that can harm your asphalt driveway

The Sun

The sun is the biggest enemy to your asphalt driveway. The sun can heat the oil in the asphalt to extreme temperatures, causing the oil to break down and the asphalt to lose its flexibility, and its ability to adjust to shifts in the foundation and accommodate heavy loads.

Shifting Terrain

No matter where you live or work, the terrain will tend to move or shift to some degree. This shifting should not be confused with drastic upheavals like earthquakes some areas experience. But gradual movements in the ground can sometimes overtax the foundation.


When a shift takes place that is beyond your foundation’s capacity to handle, your asphalt needs to be flexible enough to compensate for the shift or it too will crack. This happens when the sun robs it of all of its oils.

Invading Water

Now that the sun has drained your asphalt of all its life-giving oils and cracks have appeared in it, water can now make its way in and undermine the concrete foundation supporting it. And once the underlying support has been destroyed, the asphalt will collapse and your parking lot will have to be replaced.


Plus, if you happen to live in frigid climates, the constant freezing and thawing of the invading water will cause the cracks to grow even larger. This two-pronged attack will only hasten your foundation’s demise.


Cars and trucks present another annoying problem for asphalt parking lots and another reason to protect your investment by applying sealcoating as soon as possible. By the time those little tell-tale cracks begin to appear, it will be too late to apply the sealcoating since that will only exacerbate the problem – by creating even more stress.


And if the foundation has already received some damage, potholes will soon begin to form. Then when vehicles drive over the newly-formed potholes, they expand more, creating a cascading effect ensuring that the entire parking lot will soon be lost.

Benefits of sealcoating your asphalt parking lot

Reducing Liability

If the cracks in your asphalt are allowed to grow and propagate, someone is bound to be tripped up by them eventually, with the result that you find yourself being dragged into court. And when you factor in damages, your final liability costs could be enormous, to say the least.

Vehicle Damage Costs

This is another frightening expenditure that could be avoided just by applying sealcoating to your asphalt parking lot. And the number one culprit for a vehicle damaged in your parking lot is potholes. Not only are they a menace to your customers’ vehicles, but they can also do some damage to your company’s vehicle fleet.

Smooth Ride

While sealcoating your asphalt, it is also a good idea to attend to any damage that may have already occurred to prevent further erosion. A lot of asphalt repair companies also offer sealcoating deals with their service. Remember, a pothole-free surface with a fresh new coat of sealcoating makes for a much smoother ride.

Aesthetically Pleasing

Freshly laid asphalt gives off a beautiful dark hue that is always pleasing to the eye. Applying sealcoating to your asphalt brings that rich, black color back to your parking lot just like it was when it was brand new.


Besides, a parking lot that is aesthetically pleasing to the eye is more likely to attract customers to your business than an old, faded one.


There is no question that the cost of sealcoating is far more cost-effective than replacing the asphalt altogether. Especially, when one square foot of sealcoating is estimated to cost between 0.14 and 0.30 cents, while asphalt costs anywhere between $1.49 and $1.69 a square foot. Of course, these estimates depend on the going rates for that area where you live and do not account for things like striping parking places.


Then there are the savings you will realize by having the life of your parking lot extended. Studies have shown that the life expectancy of a parking lot without sealcoating is about 12 years. However, those 12 years could be extended to as long as 36 years simply by applying a coat of sealcoating periodically.


And when you factor in the time and money saved by not having to close your business because of repairs, the savings increase manifold.

So, as you can see, sealcoating provides several direct and indirect monetary benefits. It protects any expenditures you have already made toward your parking lot while extending the longevity of your parking lot. So, if you would like to learn more about protecting your investment, call Concrete Parking Solutions in Spokane, WA, at (509) 844-9223 and get a free estimate.

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