How Often Should You Sealcoat a Parking Lot?

What Is Sealcoating?

Sealcoating asphalt involves applying a protective layer over the pavement surface. This barrier shields the asphalt from UV rays, rain, snow, oil, gas, and other corrosive elements. It also enhances the blacktop’s color and smooths the surface, making any subsequent line striping sharper and more visible. Regularly sealcoating a parking lot significantly also slows down the natural wear and tear caused by vehicles, foot traffic, and weather.

How Often Should It Be Done?

The general rule: every 2 to 3 years. But that depends on usage, climate, and the condition of your pavement. High-traffic lots or those exposed to extreme weather may require commercial asphalt sealcoating more frequently—sometimes every 18 months.

On the flip side, if your lot sees lighter use and has been well-maintained, stretching the interval to 3 years may be fine. A professional evaluation from our local asphalt sealcoating contractors will help determine the right cadence.

A rough guideline is as follows:

• After new parking lot paving: Wait at least a year before applying the first sealcoat. The freshly paved asphalt needs time to properly cure.
• After the first coat: Schedule sealcoating every 2–3 years to maintain that protection.

Timing Matters for Sealcoating

The best time to sealcoat a parking lot is during warm, dry weather. Late spring through early fall is ideal. Temperatures should be consistently above 50°F, with no rain forecasted for at least 24 hours. These conditions help the sealcoat adhere properly and cure effectively. Trying to rush a job in cooler or damp weather risks poor bonding, flaking, and wasted money.

Not sure when your lot was last serviced? Look for these signs:

• Asphalt looks dull, gray, or chalky
• Cracks are starting to form
• Fading line striping
• Surface feels rough or brittle
• Oil and chemical stains are soaking into the pavement

Even if your lot isn’t falling apart, these are early indicators that it’s time for asphalt sealcoating. Addressing them now prevents deeper issues and delays the need for asphalt replacement.

Importance of Not Sealcoating Too Often

There is such a thing as too much of a good thing. Having sealcoating applied too frequently—yearly, for example—can cause layers to build up and peel off. The result: uneven surfaces, cracking, and wasted money. Stick to the schedule and focus on asphalt maintenance that makes sense for your lot’s actual wear and usage.

For example, you can combine sealcoating with:

• Crack filling for early damage
• Parking lot line striping after sealing to improve traffic flow and aesthetics
• Routine inspections to catch issues early
• Asphalt patching for localized problems

If your pavement has widespread cracking or foundation issues, it might be time to look at commercial asphalt paving instead of another round of parking lot sealcoating.