What Is Sealcoating: Definition, Benefits, and Timing

Learn what is sealcoating and what does sealcoating do, plus timing, prep, and coat rates. Protect asphalt and extend pavement life.

Definition

What is sealcoating? It is a protective coating, usually an asphalt emulsion, applied to existing pavement. The thin film shields against UV, water, deicing salts, and oils, and it restores dark color for curb appeal. Learn how to protect your driveway.

Benefits

What does sealcoating do? It slows oxidation, blocks moisture, and resists fuel spills that can soften asphalt. It smooths texture so sweeping and snow removal are easier. Pair sealing with crack filling for best results; see our Asphalt Crack Repair Guide.

• Lower odor and VOCs for occupant comfort
• Uniform dark appearance that boosts curb appeal
• Easier upkeep between major repairs

When to schedule

Seal most driveways every two to three years, or sooner on high traffic lots. Work when pavement and air are at least 55 °F with dry weather in the forecast. Clean thoroughly, dry the surface, and apply one coat on residential jobs and two coats on commercial sites.

How to do it right

Treat oil spots with a universal asphalt degreaser, then fill cracks using the guide above. Once the surface is clean and dry, apply the sealer evenly and maintain barricades until fully cured. For planning, coat rates, and a full walkthrough, read our Sealcoating Guide.

Who it helps

Homeowners, HOAs, and facility managers see longer service life and fewer complaints. For property managers, training streamlines budgets and quality. If you manage a car dealership or a mobile home park, scheduled sealing keeps entrances safe and looking sharp. Still wondering what is sealcoating in practice? It is routine care that preserves your pavement, reduces complaints, and stretches budgets. If customers ask what does sealcoating do, answer with protection, appearance, and easier upkeep over time.