Sealcoat, Repair or Repave: Which Does Your Lot Need?

When Sealcoating Is Enough

Sealcoating is the least expensive way to protect asphalt that's still in good shape. It's usually the right choice when you see:

• Gray, faded asphalt
• A rough surface with small stones showing
• Only a few thin cracks
• Oil and fuel stains

Most surfaces need a fresh sealcoat every 3 to 5 years, depending on traffic.

When It Needs Repairs First

Some problems need to be fixed before sealcoating, or the sealer won't do its job:

• Cracks wider than about a quarter inch need crack sealing
• Potholes and broken edges need patching
• Small areas of spiderweb cracking may need patching

Repairing these spots and then sealcoating costs far less than repaving and adds years of life to the pavement.

When It's Time to Repave

Repaving makes sense when the damage goes below the surface:

• Spiderweb cracking across large areas
• Soft, sunken or rutted spots that keep coming back
• Water pooling across much of the lot
• Asphalt crumbling everywhere, not just in spots

If your lot is at this point, we'll tell you honestly instead of selling you a sealcoat that won't last.

How Maintenance Delays Repaving

Water getting under the asphalt is what eventually forces a repave. Sealing cracks as they show up and sealcoating on schedule keeps water out and can add years to a lot's life.

For most property owners, a few rounds of maintenance cost far less than repaving even once.

See our maintenance plans for property managers and HOAs

Common Questions