How Often Should You be Sealcoating Your Asphalt?

Asphalt is one of the biggest investments on your property. Whether it’s a driveway or a commercial lot, proper maintenance makes the difference between it lasting decades or breaking down early.

The real question isn’t just how often to sealcoat? It’s what material is being used and who is applying it.

As a fifth-generation sealcoating company under the leadership of Carmine Demetro, bringing over 10 years of hands-on experience, we’ve seen what holds up and what fails. The difference always comes down to quality materials and proper application.

A freshly seal coated driveway with a sleek finish.

Understanding Sealcoating

Sealcoating is a protective layer applied to asphalt to protect it from sun exposure, rain, traffic, and normal wear.

Asphalt itself is oil-based. Over time, the natural oils in the pavement dry out from sunlight and weather exposure. This process is called oxidization. When that happens, the surface turns gray, becomes brittle, and begins to crack.

There are two main types of sealer used in this industry: water-based and oil-based.

Water-based sealers sit on the surface and typically last 1–2 years.

We use a premium oil-based sealer that bonds with the asphalt and restores the oils that naturally break down over time. Because it does not introduce moisture into the pavement, it reduces the risk of cracking during cold winters.

Our oil-based system typically lasts 3–4 years with proper preparation and application.

Benefits of Professional Oil-Based Sealcoating

1. Longer-Lasting Protection

Our oil-based sealer penetrates and bonds with the asphalt rather than just coating the top. This results in protection that lasts significantly longer than standard retail products.

2. Better Defense Against Weather

Sunlight, rain, and winter temperatures are hard on asphalt. Oil-based sealer helps maintain flexibility in the surface, reducing the chances of premature cracking.

3. Stronger Appearance and Curb Appeal

A properly sealed driveway restores that fresh asphalt finish and gives your property a clean, well-maintained look.

4. Cost-Effective Over Time

Because oil-based sealer lasts 3–4 years compared to the 1–2 years typical of water-based products, homeowners often save money over time with fewer applications.

Factors That Influence How Often You Should Sealcoat

1. Age of the Asphalt

New asphalt should cure before being sealed. We recommend sealcoating new driveways approximately 8–16 months after installation to allow proper settling and oil evaporation.

2. Climate

In areas like Pennsylvania, winter conditions can be tough on pavement. Proper sealing helps protect the surface from moisture and temperature changes that cause cracking.

3. Traffic Volume

Driveways with heavier vehicle traffic or commercial lots may require more frequent maintenance than lightly used residential surfaces.

4. Surface Condition

If your asphalt has faded to gray, looks dry, or has small surface cracks forming, it may be time to reseal.

Signs That Your Asphalt Needs Sealcoating

Knowing when to sealcoat your asphalt is essential for effective maintenance. Here are some signs that indicate it’s time for a new coat:

• Fading Color: If your asphalt has lost its rich black color and appears gray or dull, it’s a sign that the protective layer has worn off.

  
  

• Cracks and Potholes: Small cracks can quickly turn into larger issues if not addressed. Sealcoating and crack-filling can help fill minor cracks and prevent further damage.

  
  

• Oil Stains: If your asphalt surface has oil stains from vehicles, sealcoating quick enough can address the stains before the oil permanently deteriorates the asphalt.

  
  

Why Hiring a Professional Matters

Professional sealcoating is more than applying material to the surface.

Proper cleaning, crack filling, edge work, and consistent application thickness all determine how long the job will last.

Premium oil-based sealers are not typically available through retail channels due to distribution and licensing requirements. They are supplied directly to contractors who specialize in this work.

When applied correctly, oil-based sealcoating protects your investment for years.

As a fifth-generation company, sealcoating isn’t something we picked up recently — it’s what we do. Our focus is simple: use the right material, apply it properly, and make sure it lasts.

Conclusion

Sealcoating protects the life of your asphalt and preserves the appearance of your property.

With premium oil-based products and professional application, most residential driveways only need to be sealed every 3–4 years.

If you’re unsure about your driveway’s condition, we’re happy to take a look and give you an honest recommendation.