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Breathe New Life Into Your Driveway Or How Often Should You Apply Sealcoating?

Maisano Bros. Inc. Residential Sealcoating

Sealcoating is an essential maintenance practice that extends the lifespan and enhances the appearance of asphalt pavements. This preventative measure acts like sunscreen for your driveway or parking lot, protecting the asphalt concrete from the damaging effects of UV rays, water penetration, oil spills, and chemical degradation. Regular sealcoating not only preserves the functional integrity of the asphalt but also boosts curb appeal, adding value to the property.

What is Sealcoating?

Sealcoating is the process of applying a protective coating to asphalt-based pavements to shield them from damaging factors like sunlight, rain, and chemicals. This coating is typically made from a mixture of asphalt cement, fine sand, and additives that improve the AC paving’s durability and resistance to water. By forming a tough, protective layer over the surface, sealcoating prevents oxidation, slows down wear and tear, and helps maintain the pavement’s dark, rich color. The Benefits of Asphalt Driveways

Benefits of Regular Sealcoating

Save money on asphalt repairs by investing in sealcoating

Protection Against the Elements:

Regularly applied sealcoat protects the asphalt from harsh weather conditions, UV light, and harmful substances like oil and gasoline, all of which can accelerate the aging process of asphalt.

Aesthetic Improvement:

A fresh sealcoat makes asphalt look brand new, maintaining the deep black color and smooth texture that enhances the overall aesthetics of a property.

Cost Savings:

Investing in regular sealcoating can significantly reduce long-term repair costs. By preventing the asphalt from deteriorating prematurely, property owners can avoid expensive repairs such as filling cracks and patching potholes.

Recommended Frequency of Sealcoating

General Guidelines:

It’s generally recommended to sealcoat asphalt driveways every 3 to 5 years. However, the exact timing can vary based on the pavement’s exposure to traffic, environmental conditions, and previous maintenance history.

Factors Influencing Frequency:

The frequency of sealcoating can vary depending on several factors. High-traffic areas might need more frequent sealcoating, while areas with mild weather may require less frequent applications. The age of the asphalt also plays a critical role, with newer pavements potentially needing more frequent care in their first few years.

Signs That Your Asphalt Needs Sealcoating

Asphalt sealcoating frequency depends on many factors
Asphalt sealcoating frequency depends on many factors

Look for fading or a grayish tint in the asphalt, which indicates that the surface is beginning to oxidize.

Noticeable cracks or an increase in loose gravel particles on the surface are signs that the existing sealcoat is failing.

Small holes or an uneven surface texture can also indicate that it’s time for a new layer of sealcoat to protect the underlying asphalt.

Choosing a Professional for Sealcoating

Qualifications and Experience:

Ensure that the contractor you choose has significant experience in asphalt maintenance, with a good reputation and necessary licenses. Experienced professionals will use high-quality materials and proper techniques to ensure effective and durable results.

What to Expect:

A professional sealcoating service typically involves thorough cleaning of the surface, repair of any existing damages like cracks or potholes, application of the sealcoat, and adequate drying time. The contractor should also provide guidance on how long to avoid using the driveway after the application to ensure the coating cures properly.

As you can see, regular sealcoating is crucial for maintaining asphalt pavements as well as benefit homeowners in the long run.


Regular sealcoating is a key component of proactive asphalt maintenance. It not only extends the lifespan of driveways and parking lots but also enhances the property’s appearance and saves money on future repairs. By understanding the benefits and maintaining a regular schedule, homeowners can protect their investment and keep their asphalt in top condition.

Does your driveway need some TLC? Call Maisano Bros!

If your driveway is showing signs of wear, or if it’s been a few years since your last sealcoating, now is the perfect time to contact a professional paving contractor. We can assess your asphalt’s condition and provide a tailored maintenance plan to ensure its longevity and beauty.

Wondering whether it’s time to provide some preventative maintenance for your parking lot or driveway? Consulting a professional asphalt contractor can provide peace of mind and ensure that your pavement maintenance plan is on the right track. A great place for you to begin is by simply calling Maisano Bros., Inc., at (203) 239-5405, and asking for your free inspection, which includes a complimentary estimate. Find us on the web at

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