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Why Asphalt Sealcoating Is a Smart Maintenance Move
Jaron Srain / April 22, 2025 
As temperatures rise and the days get longer, spring and summer bring the perfect opportunity to take stock of your property’s exterior. One area that’s often overlooked until it’s too late? The pavement. After enduring winter’s freeze-thaw cycles, snow removal, and salt exposure, asphalt surfaces can take a beating. This is why asphalt sealcoating should be at the top of your maintenance list right now.
Sealcoating is a preventative measure that can save property owners thousands in future repairs. It’s not just a cosmetic touch-up — it’s a shield for your investment. Let’s break down why this season is the best time to act, and how asphalt sealcoating works to protect and extend the life of your pavement.
What Is Asphalt Sealcoating?
At its core, asphalt sealcoating is the process of applying a protective coating to an asphalt surface. This layer acts like sunscreen for your pavement, shielding it from the harsh elements — UV rays, water, oil, gas, and chemicals — that break down the surface over time.
Sealcoating doesn’t fix structural problems, but it does create a barrier that slows deterioration and preserves the surface integrity. It’s a vital part of any long-term pavement management plan, especially for commercial properties where high traffic and exposure are constant threats.
Why Now Is the Best Time for Sealcoating
Spring and early summer are ideal for sealcoating for a few key reasons:
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Warmer Temperatures: Sealants need consistent warmth to cure properly. Mid-to-high temperatures help the sealcoat adhere and dry evenly, which improves both durability and appearance.
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Post-Winter Damage Control: Winter’s freeze-thaw cycles cause small cracks and surface wear. If left untreated, those cracks can expand and lead to potholes. Sealcoating in the spring prevents further water infiltration and damage before next winter hits.
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Longer Days, Drier Conditions: With more daylight and fewer chances of rain, contractors can apply sealcoat more efficiently — and with fewer scheduling disruptions.
If you wait until late fall or skip it altogether, you risk more extensive damage that may require costly repairs or even full resurfacing.
Top Benefits of Asphalt Sealcoating
1. Extends Pavement Life
Sealcoating can double the lifespan of your asphalt. By keeping water and contaminants out, it delays the natural breakdown of the surface, reducing the need for patching or replacement.
2. Enhances Curb Appeal
Freshly sealcoated pavement looks clean, dark, and well-maintained. This is especially important for retail centers, office complexes, and other commercial properties where appearance influences customer impressions.
3. Prevents Water Intrusion
Water is one of asphalt’s biggest enemies. Once it seeps into small cracks, it can freeze, expand, and cause the pavement to crumble. Sealcoating keeps water out, preventing this chain reaction.
4. Protects Against Oil and Chemicals
Vehicles leak fluids — oil, gas, and coolant — that break down asphalt over time. A quality sealcoat resists chemical penetration, helping the surface maintain its integrity.
5. Improves Safety
Sealcoating creates a smoother, more uniform driving and walking surface. It also improves the contrast of painted lines and signage, making parking lots safer and more accessible.
The Long-Term Cost Savings of Sealcoating
Pavement replacement is expensive. A full mill-and-overlay or repaving job for a commercial lot can cost tens — sometimes hundreds — of thousands of dollars depending on size and condition. Sealcoating, by contrast, costs only a fraction of that.
When applied on a proper schedule (every 2–3 years), sealcoating:
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Reduces the frequency and extent of repairs
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Prevents early surface degradation
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Defers costly resurfacing
It’s a low-cost, high-impact way to protect your long-term capital budget. Think of it like insurance — you may not see the return immediately, but you’re avoiding major expense and operational disruption down the road.
Real-World Example: A National Retail Chain
One national retailer with dozens of locations partnered with Rose Paving to implement a preventive maintenance schedule, including routine asphalt sealcoating. Instead of waiting for damage to occur, they planned sealcoating every 3 years per site.
Over a 10-year period, their average spend per site decreased by over 35%, and none of their properties required full asphalt replacement during that time. More importantly, their parking lots remained clean, safe, and visually appealing — critical for customer satisfaction and brand perception.
How Often Should You Sealcoat?
As a general rule, commercial asphalt surfaces should be sealcoated every 2 to 3 years. However, several factors can affect this interval:
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Heavy traffic areas may need more frequent treatment
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Exposure to harsh weather or chemicals can accelerate wear
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Older pavement may require more attention to maintain its integrity
If your asphalt looks faded, feels rough, or shows small surface cracks, it’s time to consider a fresh coat. Routine inspections can help you stay ahead of problems before they escalate.
Professional Sealcoating vs. DIY
Sealcoating might seem like a simple job, but the results can vary drastically between professional and DIY applications. Professionals like Rose Paving bring:
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Commercial-grade materials: Longer-lasting and more durable
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Proper surface preparation: Cleaning, crack sealing, and patching ensure the sealcoat adheres properly
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Specialized equipment: Delivers a smoother, even finish across large surfaces
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Experienced crews: Get the job done faster and more safely, with minimal disruption to your business
Cutting corners with DIY kits often leads to poor adhesion, early wear, and patchy coverage. In the long run, it costs more than it saves.
Ready to Protect Your Pavement?
Spring and summer are the ideal seasons to schedule your asphalt sealcoating service. It’s a smart, cost-effective way to protect your pavement, extend its life, and present a clean, professional appearance for your property.
Rose Paving has been helping businesses across North America protect their asphalt surfaces for over 50 years. Whether you manage one location or a national portfolio, we’ll build a custom maintenance plan that fits your schedule, budget, and goals.
Don’t wait until cracks turn into costly repairs. Contact Rose Paving today to schedule a sealcoating consultation and keep your pavement looking and performing its best.
Jaron Srain brings over 17 years of industry expertise and strategic leadership to Rose Paving. Starting with Rose Paving in 2007, Jaron has steadily advanced within the company, excelling in his past roles spanning operations, business development, sales management, and senior leadership. In his current role as President, Jaron is responsible for driving the long-term vision of the company and unlocking sustainable growth opportunities.
As a graduate of the University of Illinois at Urbana-Champaign, Jaron is now pursuing a second master’s degree, reinforcing his commitment to lifelong learning. Jaron is actively involved in leadership circles as a member of a Vistage Chief Executive peer group and he also serves as an Executive Community Member for the Leukemia & Lymphoma Society in Illinois. Outside of work, he enjoys spending quality time with his family, including his wife and three children and pursues personal interests in golf, fishing, fitness, and travel.
