Sealcoating vs. Repaving: How to Know What Your Parking Lot Really Needs

One of the most common questions property owners ask is whether their parking lot needs sealcoating or full repaving. The confusion is understandable — both improve appearance, but they serve very different purposes.

What Sealcoating Actually Does

Sealcoating is a protective layer applied to existing asphalt. Think of it like sunscreen for your pavement. It doesn’t fix structural problems, but it protects the surface from:

• Water penetration
• UV damage
• Oil and chemical spills
• Oxidation and surface wear

Sealcoating is ideal when the asphalt structure is still sound but starting to show age.

When Sealcoating Is Enough

Sealcoating works best if:

• Cracks are minor and repairable
• There’s no widespread base failure
• The surface is fading or drying out
• You want to extend pavement life affordably

In many cases, sealcoating can add 5–10 years to a parking lot’s lifespan when done consistently.

When Repaving Is the Right Call

Repaving is necessary when the foundation has failed. Signs include:

• Deep potholes
• Alligator cracking across large areas
• Standing water that doesn’t drain
• Repeated patch failures

At this stage, sealing won’t help. The damage is structural, not cosmetic.

Why Honest Assessments Matter

A reputable contractor won’t push repaving if maintenance will do. Affordable Sealing and Striping provides free estimates so property owners in Fort Collins, Loveland, Greeley, Northern Colorado, and Utah can make informed decisions.

The right answer isn’t “always seal” or “always repave.” It’s knowing which stage your pavement is in.

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