How Often Should You Seal Asphalt?

how often should you seal asphalt driveway or parking lot

Sealcoating your asphalt every 2-3 years is essential to maintain its durability and appearance. Regular asphalt seal coating protects your driveway or parking lot from weather damage, chemicals, and wear and tear, which can significantly extend its lifespan.

Why Sealcoat Every 2-3 Years?

Sealcoating asphalt every 2-3 years helps to:

  • Protect Against Weather: Exposure to UV rays can cause the asphalt to dry out and become brittle, moisture can then seep into the asphalt leading to cracks and surface erosion.
  • Prevent Chemical Damage: It creates a barrier against oil, gas, and other chemicals that can degrade the asphalt. These chemicals can soften and break down the asphalt binder, leading to surface degradation and the formation of potholes.
  • Enhance Appearance: Over time, asphalt can fade and lose its rich, black colour due to oxidation and wear. Regular seal coating rejuvenates the appearance of your asphalt, giving it a fresh, uniform look that enhances the overall appearance of your property.

Factors Affecting Asphalt Deterioration

Several factors can accelerate asphalt deterioration:

  • Climate: Harsh weather conditions are one of the primary factors that contribute to asphalt deterioration. In regions with extreme heat, the asphalt can become soft, leading to surface deformation and rutting. Conversely, in colder climates, the asphalt is prone to cracking due to the freeze-thaw cycles. Water seeps into the cracks, freezes, expands, and causes the cracks to widen, resulting in further damage.
  • Traffic: The continuous load-bearing can cause the asphalt to compact and deform, leading to the formation of ruts and potholes. Areas with frequent stop-and-go traffic or heavy braking also experience more rapid surface wear.
  • Chemical Exposure: Oil and gasoline can soften the asphalt, making it more susceptible to damage from traffic and weather. De-icing salts, commonly used in colder climates, can accelerate the freeze-thaw cycle, leading to more extensive cracking and deterioration.

factors extending lifespan of asphalt


Factors That Extend the Asphalt’s Lifespan

To extend the life of your asphalt, consider these practices:

  • Regular Maintenance: Small cracks can quickly expand, leading to larger issues that are more costly to fix. Regular inspections and immediate repairs ensure the asphalt remains in good condition and help avoid extensive damage.
  • Proper Drainage: Water infiltration can weaken the base layers, leading to cracks and potholes. Proper grading and the installation of drainage systems help divert water away from the pavement, reducing the risk of water damage.
  • Quality Sealcoating: Sealcoating creates a protective barrier against UV rays, chemicals, and water, preserving the asphalt’s integrity. Regularly scheduled seal coating every 2-3 years helps maintain the pavement’s appearance and extends its lifespan.

By understanding the factors that affect asphalt deterioration and taking steps to protect it, you can significantly extend its lifespan. Regular maintenance, quality materials, and professional services are key to keeping your asphalt in top condition. Contact Asphalt Sealing for the best asphalt seal coating services in Ontario!

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