Sealcoating is important for your parking lot. But it will not fix everything.

If your asphalt parking lot has cracks, potholes, or structural damage, parking lot sealcoating will not fix those problems. Sealcoating is a preventive maintenance measure, not a repair solution. It helps protect the surface from UV rays, water penetration, and oxidation, but it won’t fill deep cracks, rebuild deteriorated sections, or replace missing asphalt. If your pavement already has serious damage, you’ll need crack filling, pothole patching, or resurfacing first, before applying sealcoating.

Below, we explain exactly what sealcoating does (and doesn’t do), so you can make the right decision for your parking lot maintenance plan.

What Is Parking Lot Sealcoating and Why Is It Used?

Sealcoating is the process of applying a protective coating to an asphalt surface to shield it from weather, traffic wear, oil spills, and UV exposure. It’s typically applied as part of a routine pavement maintenance program to help extend the life of the parking lot.

Think of sealcoating like sunscreen for your asphalt; it slows aging and surface breakdown, but it won’t undo existing damage.

What Sealcoating Does Offer:

• Shields asphalt from oxidation and UV rays
• Protects against water infiltration
• Improves surface appearance
•  Makes cleaning easier by creating a smooth, dark surface
• Enhances traction and safety markings
• Helps you avoid more costly repairs by preserving the surface

But while sealcoating offers all of the above benefits, it has its limits.

What Sealcoating Will Not Repair

1. Potholes

Potholes form when water seeps into cracks, freezes (or expands), and breaks apart the asphalt. Sealcoating does not fill or repair potholes, it simply covers the surface. If applied over a pothole, the sealcoat will quickly crack and fail.

Solution: Proper pothole patching using hot or cold asphalt mix is required before sealcoating.

2. Large or Deep Cracks

Hairline cracks under ⅛ inch can be minimally sealed by the sealcoat layer. But wider cracks (especially those over ¼ inch) will remain visible and continue to expand underneath.

Solution: Use professional crack sealing or crack filling services before sealcoating.

3. Alligator Cracking

These web-like patterns in the asphalt signal foundation failure, not just surface wear. Sealcoating won’t fix structural issues in the sub-base or restore compromised areas.

Solution: These sections need to be cut out and replaced before a sealcoat can be applied effectively.

4. Uneven Surfaces and Depressions

Low spots in your lot where water pools, known as birdbaths or depressions, will not be leveled by sealcoating. The liquid sealer follows the existing contour of the asphalt.

Solution: Low spots must be repaired using asphalt patching or infrared repair before sealing.

5. Drainage Problems

If your parking lot has poor grading or drainage issues, sealcoating won’t correct those problems. Water will continue to collect and eventually damage the sealcoat layer itself.

Solution: Grading adjustments or new drainage installations may be needed to protect the pavement long-term.

6. Oil Stains or Chemical Spills

Heavy oil or chemical stains will bleed through the sealcoat if not properly treated. These substances prevent the sealer from bonding properly to the asphalt.

Solution: Clean and remove debris and oil spots with a degreaser or power scrub before sealcoating.

7. Raveling and Surface Erosion

If the surface is already crumbling or losing aggregate (known as raveling), a sealcoat won’t restore the asphalt. It may temporarily hide the problem, but the damage will continue.

Solution: Surface repair or overlays are required before applying a sealcoat.

Why Parking Lot Sealcoating Still Matters

Even though sealcoating doesn’t fix structural issues, it plays a critical role in preventing them. By applying a fresh coat of sealer every few years, you significantly reduce exposure to damaging elements, which means fewer cracks, less oxidation, and fewer costly repairs over time.

In Central Florida’s hot, humid climate, UV rays and rain can degrade unsealed asphalt quickly. A scheduled parking lot maintenance program that includes sealcoating helps businesses:

• Improve curb appeal
• Increase safety
• Lower long-term costs
• Extend the useful life of their parking lot by years

Best Practices Before Sealcoating Your Parking Lot

If you’re planning to sealcoat your parking lot in Florida, be sure to follow these important steps first:

Inspect the Surface: Identify cracks, potholes, stains, and drainage issues

Make Necessary Repairs: Patch holes, fill cracks, remove debris, and clean the surface

Schedule Sealcoating During Dry Weather: Allow for a 24–48 hour dry time

Apply Two Coats of Sealer: For durability, most lots need two coats, applied in opposite directions

Limit Traffic During Curing: Avoid driving or parking on the surface until fully cured

How Often Should You Sealcoat a Parking Lot?

As a general rule of thumb:

•  New asphalt should be sealed after 6–12 months of curing
•  Regular maintenance sealcoating should be done every 3 to 5 years, depending on usage and weather
• High-traffic areas (like schools or shopping centers) may need more frequent service

A proactive sealcoating schedule protects your investment and keeps your lot looking professional.

FAQs: What Business Owners Want to Know

How long does parking lot sealcoating last?

Sealcoating typically lasts 2 to 4 years, depending on weather, traffic, and surface preparation. Higher-traffic lots may require more frequent applications.

How often do parking lots need to be resealed?

You should sealcoat every 2–4 years, or when you notice signs of wear like fading, light cracking, or patchy texture.

Will sealcoating fix cracks in parking lots?

Only very small hairline cracks might be improved. Larger cracks require crack sealing before applying the sealcoat.

Will sealcoating fix potholes in parking lots?

No, potholes must be patched and repaired before sealcoating. The sealant will not fill or fix potholes.

What does sealcoating do?

Sealcoating protects the surface of your asphalt parking lot from water, sunlight, oil, and general wear and tear. It also improves appearance and helps extend the pavement’s lifespan.

Protect Your Parking Lot the Right Way with ACPLM

Sealcoating is one of the most cost-effective ways to protect your asphalt parking lot, but it’s not a cure-all for every type of damage. For best results, you’ll need a complete maintenance plan that includes crack sealing, pothole repair, and proper surface prep.

If you want to sealcoat your parking lot the right way, ACPLM offers professional sealcoating services tailored for HOAs, schools, churches, commercial properties, and apartment complexes. Our team inspects, repairs, and protects your lot, so you can count on lasting results.

Contact us today to schedule a consultation or get a quote.