Sealcoating your parking lot or driveway is one of the best investments you can make to extend the life of your asphalt. Most property owners choose to reseal every two to three years, depending on traffic and weather conditions. But what you do between sealcoating applications is just as important as the sealcoat itself.
Here are some practical sealcoating maintenance tips to keep your asphalt looking sharp and performing its best year after year:
1. Keep It Clean with Regular Sweeping
Debris like dirt, gravel, and trash doesn’t just look bad—it can also trap moisture against your asphalt and wear away at the sealcoat. A quick sweep every couple of weeks helps protect the surface and improve curb appeal. For parking lots, consider scheduling professional sweeping quarterly.
2. Act Quickly on Oil & Chemical Spills
Oil, gasoline, and de‐icing chemicals are among asphalt’s biggest enemies. These substances can break down the sealcoat and seep into the asphalt, leading to soft spots or cracks. As soon as a spill happens:
Blot the excess with absorbent material.
Clean the area with a mild detergent and water.
If the stain remains, consider a professional assessment to see if spot treatment or resealing is needed.
3. Seal Small Cracks Before They Grow
Even with a fresh sealcoat, asphalt can develop hairline cracks over time—especially in regions with freeze‐thaw climates. Water that seeps in and freezes can turn tiny cracks into potholes fast. Keep an eye out for early cracking and schedule professional crack filling. This is a cost‐effective way to prevent expensive repairs down the road.
4. Use De‐Icers Carefully
During the winter months, it’s tempting to throw down rock salt to keep walkways and parking lots safe. But harsh chemical de‐icers can damage asphalt surfaces. Instead, try sand or calcium magnesium acetate (CMA), which are less harmful. Shoveling promptly after storms also reduces the need for chemicals altogether.
5. Protect the Edges
Edges of driveways and lots are often overlooked, but they’re also the most vulnerable to erosion and cracking. Keep heavy vehicles off the edges whenever possible, and make sure grass, weeds, and soil aren’t creeping over and trapping moisture against your pavement.
6. Watch the Drainage
Standing water is the enemy of healthy asphalt. If you notice puddles forming on your driveway or lot, it may signal a drainage issue or slight depressions in the pavement. Addressing these early can prevent long‐term damage and extend the lifespan of your last sealcoat.
7. Schedule Regular Inspections
A professional eye can catch problems before they become major repairs. Annual inspections—especially before winter and after the snow melts—can reveal cracks, fading, drainage issues, and sealcoat wear that you might overlook on your own.
Final Thoughts
Sealcoating is a vital part of asphalt maintenance, but it’s not a one‐time solution. With regular cleaning, effective spill management, timely crack sealing, and smart winter care, you can significantly extend the life of your asphalt investment.
Western States Sealcoating and Striping has two locations, one in Spokane and the other in Colville, Washington. They concentrate on crack filling, sealcoating, and asphalt striping services throughout Eastern Washington and North Idaho. With a legacy of excellence since 2000, they’ve earned the trust of their community as the go-to experts for asphalt repair and maintenance. Visit their website at https://sealcoatingspokane.com or give them a call at 509-924-4335.
