Is Sealcoating Important in 2023?

Yes. Asphalt sealcoating is important.

When it comes to asphalt maintenance, one of the most debated topics among property managers, facility directors, and homeowners on Long Island is the importance of sealcoating. Whether you’re responsible for a sprawling industrial complex or you simply want to prolong the life of your home’s driveway, sealcoating should be a cornerstone in your blacktop pavement management plan.

The Science of Sealcoating

What is asphalt sealcoating? Let’s start with what is asphalt or blacktop first. Asphalt is a mixture of various sizes of aggregates bonded together with bitumen, a sticky, black, oil-based substance. While asphalt is incredibly durable, it’s not completely resistant to wear and tear. Rain, snow, UV rays, and traffic all contribute to the gradual breakdown of the surface. This is where sealcoating comes in.

Sealcoating is essentially a protective layer applied over the asphalt. Think of it as sunscreen for your parking lot or driveway. It protects against harmful elements, including water penetration, which is the number one enemy of asphalt.

Benefits for Commercial and Industrial Property Owners

  1. Cost Savings: The cost of repairing or replacing an asphalt surface can be astronomical. Sealcoating is a proactive and cost-effective way to extend the lifespan of your pavement by up to 30%.
  2. Improved Appearance: Nothing refreshes the look of a weathered parking lot like a fresh coat of sealant. It not only enhances the aesthetic appeal but also projects an image of professionalism.
  3. Safety: A well-maintained surface minimizes the risk of slips, trips, and falls, which can save you from potential legal issues.

Advantages for Homeowners

  1. Increased Property Value: A well-maintained driveway is often one of the first things people notice when they visit or pass by your home. Sealcoating enhances curb appeal, and by extension, the value of your property.
  2. Reduced Long-Term Costs: Though it might seem like an unnecessary expense, the relatively low cost of sealcoating can save you significant amounts of money in long-term repair or replacement costs.
  3. Low Maintenance: Sealcoated surfaces are easier to clean and maintain. Sweeping, snow removal, and even washing your car becomes much simpler when the surface is smooth and sealed.

When Should You Sealcoat?

Typically, a new asphalt surface should be seal-coated within the first year of its installation and then every 2-3 years thereafter. If you’re unsure, give PaveMaster a call or email for personalized advice tailored to your specific needs.


Seal coating is more than just a cosmetic enhancement; it’s an investment in the longevity and resilience of your asphalt surfaces. Given its benefits in cost-saving, safety, and aesthetics, the answer to whether sealcoating is essential is a resounding yes. For both commercial and residential properties, it’s a small step that leads to significant gains.

Don’t wait for signs of wear and tear to show; take proactive measures to safeguard your asphalt investment today.

We use products from Velvetop

Here is the sealer that we use. Learn more at our Asphalt page of services. We are the professional choice in Nassau County, Suffolk County, Brooklyn and Queens.