Does Asphalt Seal Coating Work? [Is It Important?]

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While asphalt is very much durable, it is prone to potholes and cracks especially when exposed to harmful elements. Heavy traffic is one of the main reasons why asphalt cracks easily. Oil leaks can also damage the surface. So, this is where seal coating comes in handy. In this article, we have researched for you if asphalt seal coating really works.

Asphalt seal coat treatments protect and seal asphalt pavement or driveways from environmental conditions such as rain, snow, and sunlight. This is also preventive maintenance to avoid or delay costly asphalt procedures if damage should occur. Seal coating limits surface deterioration, such as preventing water from infiltrating into the underlying material.

If you want to protect your pathways, a seal coating can be your best option. This is a low-cost measure to improve, protect, and maintain your driveways and pathways. To know more about asphalt seal coating and its importance, read on.

Homeowner pours blacktop sealant onto driveway, Does Asphalt Seal Coating Work? [Is It Important?]

Why choose asphalt seal coating?

Aggregates and bitumen are the two main ingredients of asphalt. Aggregates are a mixture of sand, stone, and gravel. Whereas bitumen holds the aggregates together.

Although asphalt is known to be durable, it is not enough alone to maintain a good driveway. Exposure to detrimental elements will make it brittle and crack over time. When not tended to, it can create a negative impact on the driveway.

It will create cracks leading to potholes. Using an asphalt seal coating, you can have an extra layer of protection on your asphalt surface. It will also extend the life of your pathway or driveway. It also adds value to your home if you are a homeowner.

Man sealing asphalt driveway

Here are some of the benefits of asphalt seal coating.

Extra Protection

As stated above, asphalt can poorly react to different harmful elements such as UV rays. When being exposed, it will easily deteriorate. When oxidation develops, the asphalt will lose its oil and becomes even harder. It dries out especially when there is heavy traffic and eventually will lead to cracks.

If you don’t fix this, the water will make its way to the pavement, thus creating further damage in the future. So, to slow down the oxidation process, make use of seal coating. It gives extra protection against the damaging effects of UV rays.

Rain and other precipitation will destroy your work. It will wash away the sealer resulting in a nonexistent coat of sealant. Always check the weather forecast before you start your work. The sealant must be cured for around 4-8 hours before it can resist the rain.

Adds Value to Your Home

If you are a property owner, and when your parking lot or your house pavement looks damaged, it doesn’t look inviting for buyers or customers, thus your sales will be affected. Do not expect a buyer to consider obtaining your property if their first thought is the cost of maintenance that must be done.

Cracks and holes create a big impact when selling a property. Asphalt pavement sounds simple but can attract more buyers and customers when it's in great shape. As they say, first impressions last! With seal coating, you can assure that your asphalt won’t crack or damage easily.

Street rehabilitation and slurry seal project finished with crews expertly applying the slurry seal

Asphalt Seal Coating: How much does it cost?

Actually, an asphalt seal coating can help you save money. This is one of the most convenient ways to invest when you have a property. But there’s more than that – the aesthetics, or the visual appeal that you would want your property or home to have.  

You would always want a property to look good whether for business, renters, or for your own enjoyment of the property. So, with seal coating on a regular basis, it gives a nice impression. It gives the impression of the perfect place to stay.

If you want to know the cost of seal coating, well it varies.

DIY Seal Coating Costs

Here is what you need to get things done like the pros.

Sealcoating is not an easy job, really. It takes time to prepare and gather all materials and equipment needed. Just face it, you are not an expert to finish it as quickly as possible.

Asphalt Preparation

Industrial push broom – the cheapest way to do the job. You can also opt for a power blower for unnecessary debris. This will cost you approximately $1,500.


Before continuing on the sealing process, you need to clean the surface. Sweep off debris and weeds.

Next, inspect the surface for cracks. Repairing cracks to prepare the surface for the seal coat will require a melter. The smallest size is about $750. For crack sealant, estimate at least $100-$400.

See this melter on Amazon.

For a typical 2,000 square feet driveway, you will need 6 to 8 buckets of seal coat. If you have a parking lot, expect this to be more.

Professional Seal Coating Costs

Wooden cubes form the word 'cost' near miniature house

This time, it will be easy and quick. Seal coating contractors know exactly the entire process. If you want to achieve a job well done, then consult and hire professionals.

Asphalt seal coating by experts will cost you around $300 to $700. The average cost per square foot plus the crack repairs is between $0.14 to $0.25.

Choose Your Sealcoat Equipment

There are many seal coating equipment options available in many stores today. It depends on your needs.

Are you a DIY person? Are you a homeowner who wants to have a new pathway? Do you need seal coating equipment for your business? There are also simple tools available that can save you time and money.

The Preparation

First, you need to prepare the items needed for your seal coating project. A broom and a hose are all you need. However, the things you will need are different when you offer a seal coating service. You may be needing a blower which saves your time and money.

Apply the Sealer

When you apply a sealer, you need a brush or a squeegee. Most homeowners make use of these two. It is not always practical to invest in expensive equipment, especially if you want to save by doing the work yourself.

For business owners or property managers, a squeegee won't help. It takes time to finish the work. A spray system could be the best deal. It can save time and you can easily finish in no time.

Keep Out

Caution tape at a construction site

To have a good finished product, you should keep people away from the work area. Caution tape or a simple ribbon will do, as long as it stops people from damaging your work.

Tips to Ponder

When to Seal Coat

Experts would recommend not to seal coat during cold months. Summer is the best time to do the work. Extreme sunlight can help your driveway and pavement dry quickly. Without any heat, it will take more time.

Longer drying and curing times can increase the overall cost of your project and your pavement will be prone to damage. If you are doing this for business, then this is not the best option for you. Whether you are a business owner or a homeowner, work only during summertime.

Seal and Protect

Just because you have sealed asphalt doesn’t mean it won’t get damaged with any elements. Watch out for cars with leaking oil. It can really damage the asphalt. Although, you can typically remove stains with a degreaser.

Do you need to sealcoat?

It’s really hard to determine when to reseal especially when you bought a new property. You can ask the previous owner the last time they sealed. It is a great way to know common signs if your asphalt needs a new seal coating.

You know it’s time to seal coat when there is a grayish color on the asphalt, fine cracks, and water seeping on the blacktop.

Final takeaway

Protecting and maintaining your asset is important. One of the cost-effective measures to protect asphalt is seal coating. Whether you are a homeowner or a property manager, you have to look out for your pathways and pavement.

Seal coating is important because it adds safety and it guards against any harmful effects of sunlight, snow, and rain.

Seal coating extends the life of an asphalt pavement. Being a waterproof agent, the sealant prevents water and moisture from seeping into the asphalt. Expect a smooth and clear finish after sealing. Most importantly, expect it to last for years.