Sealcoating vs. Resurfacing: What’s the Difference and When to Choose Each

As a property manager, you understand the importance of maintaining your property’s curb appeal and the safety of your tenants. However, it’s not always clear how to achieve the best results for your parking lot. If you’re asking yourself whether your property requires asphalt sealcoating versus resurfacing, you’re in the right place. Our asphalt experts will dive into the key differences between each and help you make a more informed decision to extend the life of your pavement.

What is Sealcoating?

Think of sealcoating as a protective layer that shields your asphalt from the elements. It is a surface-level treatment comprised of a liquid mixture of asphalt emulsion, water, and additives. Depending on the size of your parking lot and the capabilities of your sealcoat contractor, sealcoat may be applied using a dual spray and squeegee machine or by hand with a broom and squeegee. For larger lots, working with a sealcoating contractor equipped with top-of-the-line sealcoat equipment will complete the job more efficiently, which is typically ideal for minimizing parking lot downtime.

Signs You Need Asphalt Sealcoating

Over time, exposure to the elements can result in blacktop fading, small cracks, and overall deterioration of your parking lot. If you notice these common signs of wear, it is typically time to consider sealcoating. Other common signs you need sealcoating include:

• Small patches of damage
• Oil stains
• Asphalt appearing dry or chalky
• Discoloration

Depending on the weather conditions in your area and your lot’s traffic volume, you may consider re-applying sealcoat every 3-5 years. Parking lots with heavier traffic and harsh climates like extreme heat or snow and freezing temperatures may require more frequent sealcoating services.

What is Asphalt Resurfacing?

Resurfacing, also called overlay, is when a new layer of asphalt is applied over an existing surface. Unlike sealcoating, which addresses minor surface wear and tear, asphalt resurfacing services address more significant damage.

During asphalt resurfacing services, the old asphalt is not milled and removed. Instead, it serves as a stable base for the new layer of asphalt to be applied. Resurfacing improves the strength and pavement smoothness, which in turn, extends its life and provides a fresh, uniform appearance. This process is ideal when your asphalt parking lot has reached the end of its useful life but is still structurally sound enough to support a new layer.

In cases where the asphalt is no longer structurally sound, asphalt milling, excavation and grading is required before re-laying new asphalt.

Signs You Need Asphalt Resurfacing

Asphalt overlay is typically required when your pavement is 15 years or older. At this point, your asphalt may have:

• Significant cracking that cannot be addressed with crack filling or sealcoating
• Large potholes
• Areas of uneven pavement
• Raveling and loose aggregate
• Flushing

If your parking lot is experiencing any of the above, but is still structurally sound, it may be time to contact an asphalt resurfacing contractor about pavement overlay.

How to Determine if Your Parking Lot Needs Sealcoating or Resurfacing

Choosing between resurfacing services and sealcoating services depends on the age and condition of your parking lot. If your property has minor cracking, fading, and surface-level deterioration, sealcoating is a cost-effective solution. Regular sealcoating can improve the appearance of your property, and ultimately, expand the life of your parking lot.

In cases where your parking lot has significant cracking, potholes, and structural problems, resurfacing may be the better course of action. While resurfacing is a larger scale job, it will create a smoother, safer parking lot for your property. If this is the route you go, be sure to regularly sealcoat the asphalt after resurfacing; typically every 3-5 years.

For all of your asphalt needs, turn to the pros at G-FORCE®. With 51 Veteran-owned locations nationwide, we provide coast-to-coast asphalt maintenance and paving services to property managers. In addition to sealcoating and resurfacing, we also offer line striping, ADA parking lot compliance, sign installation, and bollard installation to keep your parking lot safe and compliant. Ready to talk to an expert? Find a G-FORCE® Parking Lot Striping location near you!