sealcoating

Michigan asphalt is exposed to sunlight, rain, snow, road salt, oil, vehicle traffic, and repeated freeze-thaw cycles. Asphalt sealcoating adds a protective surface layer that can slow oxidation, reduce water penetration, improve appearance, and support a long-term pavement maintenance plan.

Anthony’s Asphalt provides commercial and residential asphalt sealcoating throughout Southeast Michigan. We assess the pavement first to determine whether it is ready for sealcoating or needs crack sealing, patching, repair, or resurfacing.

Key Takeaways

• Sealcoating protects asphalt from moisture, sunlight, salt, oil, and surface wear.
• It works best on structurally sound pavement without widespread base failure.
• Cracks and damaged areas should be repaired before sealcoat application.
• Most properties should have the pavement inspected every two to three years.
• Commercial sealcoating may be completed in phases to maintain property access.
• Sealcoating cannot repair potholes, drainage problems, or failed pavement foundations.

What Is Asphalt Sealcoating?

Asphalt sealcoating is the application of a protective coating over an existing asphalt surface. Once cured, the sealcoat forms a uniform barrier that helps protect the pavement binder from oxidation, water, ultraviolet exposure, vehicle fluids, and normal traffic wear.

Sealcoating also restores the pavement’s dark, consistent appearance. This can make parking lots, driveways, private roads, and managed properties look better maintained.

However, sealcoating is a preventive maintenance service. It does not replace deteriorated asphalt or correct structural problems beneath the surface.

What Are the Benefits of Sealcoating Asphalt?

A properly planned sealcoating program can provide several practical benefits.

Slows Surface Oxidation

Sunlight and air gradually dry out the asphalt binder. This can make pavement brittle and more vulnerable to cracking. Sealcoating helps slow this process.

Reduces Water Penetration

Water entering untreated cracks can weaken the pavement base. Michigan freeze-thaw cycles may then expand existing damage and contribute to potholes, settlement, and larger cracks.

Cracks should be properly treated before the sealcoat is applied.

Protects Against Oil and Vehicle Fluids

Parking lots, loading areas, and driveways are regularly exposed to oil and other vehicle fluids. Sealcoating provides an additional protective layer against these contaminants.

Improves Pavement Appearance

Sealcoating creates a darker and more uniform surface. On commercial properties, this can improve curb appeal and provide a cleaner background for new parking lot striping.

Supports Preventive Maintenance

When used with inspections, crack sealing, patching, and drainage corrections, sealcoating can help delay more extensive pavement deterioration.

Does Asphalt Need to Be Sealcoated?

Not every asphalt surface needs to be sealcoated immediately. The appropriate timing depends on the pavement’s age, condition, traffic, drainage, previous maintenance, and exposure to Michigan weather.

Sealcoating may be appropriate when the pavement:

• Is structurally sound
• Has begun losing its dark surface color
• Shows minor oxidation or surface wear
• Has cracks that can be properly sealed first
• Does not have widespread potholes or base failure
• Has enough time to cure before traffic returns

Sealcoating should generally be delayed when asphalt is newly installed. The pavement needs sufficient time to cure before a coating is applied. The appropriate waiting period depends on the asphalt mixture, weather, site conditions, and product specifications.

When Sealcoating Is Not the Right Solution

Sealcoating will not correct every pavement problem. It should not be used to hide damage that requires repair.

Your property may need asphalt repair, patching, resurfacing, or replacement if the pavement has:

• Recurring potholes
• Widespread alligator cracking
• Soft or unstable areas
• Significant drainage problems
• Severe rutting or settlement
• Large areas of crumbling asphalt
• Extensive base failure

Anthony’s Asphalt inspects the pavement before recommending a service. Localized damage may be repairable, while widespread surface wear may make asphalt resurfacing more practical.

Commercial Asphalt Sealcoating in Michigan

Commercial pavement must support customers, tenants, employees, deliveries, emergency access, and daily vehicle traffic. An effective sealcoating plan should account for property operations as well as pavement condition.

Anthony’s Asphalt provides commercial sealcoating for:

• Retail and commercial parking lots
• Office and professional properties
• Apartment and condominium communities
• HOAs and private communities
• Schools and churches
• Industrial facilities and warehouses
• Property management portfolios
• Private roads and shared access areas

Larger parking lots may be completed in phases to help maintain access to entrances, loading areas, parking spaces, and traffic routes.

The scope may also include parking lot repair, crack sealing, patching, surface preparation, and restriping.

How Often Should Asphalt Be Sealcoated?

Many asphalt surfaces are evaluated for sealcoating approximately every two to three years. However, sealcoating should be based on pavement condition rather than a fixed schedule.

Application frequency can be affected by:

• Vehicle traffic and turning movements
• Snowplow activity
• Sun exposure
• Drainage conditions
• Oil and chemical exposure
• Previous sealcoat applications
• Surface age and condition
• Product and application specifications

Applying sealcoat too frequently can create unnecessary buildup and may affect surface performance. A pavement inspection is the best way to determine whether another application is appropriate.

How Long Does Asphalt Sealcoating Last?

Sealcoating commonly provides protection for around two to three years, but actual performance varies. A low-traffic residential driveway may wear differently from a busy commercial parking lot or delivery area.

The service life depends on:

• Pavement preparation
• Existing asphalt condition
• Number and thickness of coats
• Weather during application
• Curing time
• Vehicle traffic
• Snow and ice management
• Drainage
• Ongoing maintenance

No contractor should promise an exact lifespan without evaluating the property and understanding how the pavement is used.

The Asphalt Sealcoating Process

1. Pavement Inspection

We inspect the surface for cracks, potholes, failed areas, drainage concerns, oil spots, and other conditions that may affect the application.

2. Cleaning and Preparation

Loose dirt, vegetation, gravel, and debris are removed. Oil spots and other contaminated areas may require additional treatment.

3. Crack Sealing and Asphalt Repair

Appropriate cracks and damaged areas are addressed before sealcoating. Crack sealing before other pavement maintenance is an established practice when the material is installed correctly and not overfilled, according to the Asphalt Institute.

4. Sealcoat Application

The sealcoat is applied according to the property’s condition, traffic needs, product requirements, and approved project scope.

5. Curing and Access Control

The pavement must remain closed while the coating cures. Weather, temperature, humidity, shade, and application conditions can affect reopening time.

6. Parking Lot Restriping

Commercial properties can be restriped after the sealcoat has cured sufficiently. The project scope should identify the planned layout, accessible spaces, traffic arrows, loading areas, and other markings.

How Much Does Asphalt Sealcoating Cost in Michigan?

Sealcoating prices depend on more than total square footage. Important cost factors include:

• Pavement size and layout
• Existing surface condition
• Cleaning and preparation requirements
• Crack sealing and patching needs
• Oil-spot treatment
• Number of coats
• Parking lot striping
• Traffic-control requirements
• Phased scheduling
• Property access
• Travel and mobilization

An on-site inspection allows the contractor to measure the pavement and identify repairs that should be completed before application.

Do You Need a License to Sealcoat in Michigan?

Licensing and permit requirements can depend on the project scope, property type, local municipality, and whether the work includes related construction activities.

Michigan does not list sealcoating as a separate trade on its Maintenance and Alteration Contractor trade list. However, related work involving excavation, concrete, structural construction, or permits may be subject to different requirements. Property owners should confirm the requirements for their particular project with the appropriate municipality or Michigan LARA.

Regardless of licensing requirements, ask potential contractors for:

• Proof of appropriate insurance
• A written project scope
• Clear payment terms
• Relevant project examples
• Consistent business information
• Preparation and application details

Questions to Ask a Sealcoating Contractor

Before approving the work, ask:

1. Is the pavement currently suitable for sealcoating?
2. What cleaning and preparation are included?
3. Will cracks be sealed before application?
4. Which damaged areas require patching?
5. How many coats are included?
6. How long must the property remain closed?
7. Can a commercial parking lot be completed in phases?
8. Is restriping included?
9. What conditions could delay the project?
10. What maintenance will be needed afterward?

Schedule Asphalt Sealcoating in Michigan

Anthony’s Asphalt provides asphalt sealcoating and pavement maintenance for commercial and residential properties throughout Ann Arbor, Dexter, Saline, Chelsea, Howell, Brighton, Novi, South Lyon, and nearby Southeast Michigan communities.

We evaluate pavement condition, cracks, drainage, traffic, and operational requirements before recommending sealcoating or a more appropriate repair.

Contact Anthony’s Asphalt to schedule a pavement assessment and request an estimate.

FAQs About Asphalt Sealcoating

Is sealcoating worth it in Michigan?

Sealcoating can be worthwhile for structurally sound asphalt because it helps protect the surface from oxidation, moisture, sunlight, road salt, oil, and normal wear. It will not repair structural pavement failure.

Should cracks be repaired before sealcoating?

Yes. Suitable cracks should generally be cleaned and sealed before sealcoat application. Potholes and failed pavement areas may require patching or more extensive repair.

Can you sealcoat over damaged asphalt?

Sealcoat can cover minor surface wear, but it cannot correct potholes, alligator cracking, drainage problems, rutting, settlement, or a failed pavement base.

How long should vehicles stay off newly sealcoated asphalt?

Reopening time depends on the product, temperature, humidity, sunlight, application thickness, and site conditions. Follow the project-specific curing instructions provided by the contractor.

Can a commercial parking lot remain open during sealcoating?

Many commercial parking lots can be completed in planned phases. This helps preserve access to entrances, parking spaces, loading areas, and essential traffic routes.

What is the best time to sealcoat asphalt in Michigan?

Sealcoating generally requires warm, dry conditions without rain during application and curing. The contractor should confirm that surface temperature, air temperature, and forecast conditions meet the product requirements.