First impressions matter. And in commercial spaces, the first thing tenants, customers, and guests see often is the parking lot. Over time, exposure to the elements, vehicle traffic, oil spills, and UV rays can wear down your asphalt.
One of the most effective ways to maintain your property’s curb appeal and extend the life of your pavement is with parking lot seal coating. In this blog post, Rowlett Concrete will walk you through everything property owners need to know about seal coating—what it is, why it’s essential, how it works, and how to make the best decision for your property.
Let’s start.
What Is Parking Lot Sealcoating?
Parking lot seal coating is the process of applying a protective layer over asphalt pavement to guard against water, oil, UV damage, and general wear and tear. Think of it as sunscreen for your parking lot—it adds a layer of defense that slows down aging and damage.
Seal coating is typically done using a coal tar emulsion or asphalt-based sealer, both of which are spread over the surface using a squeegee, brush, or spray system. The goal is to restore the rich black appearance of fresh asphalt while forming a barrier against damaging elements.
Why Is Seal Coating So Important?
If you’ve ever let maintenance slide on your property, you know how quickly small issues can escalate into major repairs. Parking lot seal coating is a proactive solution that offers several long-term benefits:
Prevents Cracking and Potholes
Water and chemicals can seep into tiny cracks and eventually erode the foundation of your asphalt. Seal coating prevents moisture infiltration, reducing the likelihood of costly potholes and major damage.
Extends Pavement Life
A properly maintained parking lot can last 20–30 years. Seal coating every 2–3 years helps protect the surface and stretch your investment.
Improves Appearance
A fresh seal coat gives your property a clean, professional look. That deep black finish enhances curb appeal and shows tenants or customers that you care about maintenance.
Saves Money in the Long Run
Preventative maintenance like seal coating costs significantly less than resurfacing or full asphalt replacement. Spending a little now can save you thousands later.
When Should You Apply Seal Coating?
Timing is key to getting the most out of your parking lot seal coating. The best time to seal coat is during warm, dry weather—typically between late spring and early fall, when temperatures remain above 50°F for at least 24 hours.
Here are general guidelines to follow:
- If it is a new asphalt, wait for six to twelve months before seal coating to allow proper curing.
- If it is an existing pavement, seal coat every 2–3 years depending on traffic volume and climate.
The Seal Coating Process: Step-by-Step
Understanding the process can help you plan ahead, coordinate tenant communication, and avoid disruptions.
Step #1: Inspection and Cleaning. Contractors begin by inspecting the lot for cracks, oil stains, and potholes. These are addressed first. The surface is then cleaned thoroughly using blowers or pressure washers to ensure good adhesion.
Step #2: Crack Sealing and Pothole Repair. Major cracks and potholes are filled with specialized asphalt patching materials before the sealant is applied.
Step #3: Application of Seal Coat. Once the surface is clean and dry, the seal coat is applied in two coats for durability. Contractors may use a spray, squeegee, or brush method depending on the lot size and layout.
Step #4: Drying and Curing. It typically takes 24–48 hours for the coating to fully cure. During this time, the parking lot should be closed to vehicle traffic.
Step #5: Line Striping and Marking. Once the surface is cured, fresh striping is applied to mark parking stalls, fire lanes, accessible spaces, and more.
Choosing the Right Contractor
Not all seal coating companies are equal. Choosing a reputable contractor can make all the difference in the longevity and quality of your project.
Ask potential providers:
- Do you use coal tar or asphalt-based sealer?
- How many coats do you apply?
- Can I see examples of past work?
- Are you licensed and insured?
- What warranty or guarantee do you provide?
- Check online reviews, request references, and get detailed estimates before signing a contract.
Cost of Parking Lot Sealcoating
The cost of seal coating depends on several factors, including the size of your parking lot, its condition, location, and any additional services like crack filling or striping.
Here’s a breakdown of its average cost:
| Parking Lot Type | Average Costs |
| Small Parking Lot | $0.15 to $0.25 per square foot |
| Larger Lot with Repairs/Striping | $0.25 to $0.40 per square foot |
To get an accurate quote, it is best to schedule an on-site evaluation with a seal coating contractor like Rowlett Concrete, a local contractor with a team of seasoned experts that can easily assess your pavement’s condition and layout.
Maintenance Tips After Sealcoating
Once your lot is freshly sealed, there are a few steps you can take to keep it in great shape:
- Restrict traffic during the cure period (usually 24–48 hours).
- Keep it clean with regular sweeping or blowing to remove debris.
- Avoid oil and chemical spills, which can eat through the seal.
- Schedule annual inspections to catch early signs of wear or cracking.
Ongoing care will ensure your investment in parking lot seal coating continues to deliver value for years to come.
Seal Coat Your Parking Lot Now
As a property owner, staying ahead of wear and damage is key to protecting your assets—and your reputation. Parking lot seal coating is one of the simplest and most cost-effective ways to extend the life of your pavement while boosting curb appeal.
Whether you manage a retail center, apartment complex, office park, or industrial facility, investing in seal coating every few years helps you reduce liabilities, minimize downtime, and keep your property looking sharp.
Need help getting started?
Reach out to Rowlett Concrete—your solution to everything concrete. We offer a wide range of concrete-related solutions including parking lot sealcoating, pavement, patio floor, and driveway construction. We are a licensed instructor with years of experience.
For inquiries, call us today at (469) 503-5185 or send us a message,