Asphalt Driveway Sealcoating: When, Why and How Often

Asphalt is made of stone held together by a black, oil based binder. Sun and rain slowly dry that binder out, which turns the driveway gray, then brittle, then cracked. Sealcoating puts a protective layer back on top.

Why sealcoating matters in Florida

• UV damage: strong year round sun breaks down the binder faster than in cooler states.
• Heavy rain: water that gets into small cracks washes out the base underneath.
• Oil and gas drips: they soften unsealed asphalt.

How often to sealcoat

Most residential driveways should be sealcoated every two to three years. A new asphalt driveway should cure for several months first, often six months to a year; ask your installer. Signs it is time:

• The color has faded to gray.
• Small stones are coming loose on the surface.
• Hairline cracks are appearing.
• Water soaks in instead of running off.

The steps

1. Clean the surface: sweep, blow off debris and treat oil spots.
2. Fill cracks with hot or cold crack filler. Sealcoat does not fix cracks on its own.
3. Edge along the borders by hand with a brush.
4. Apply one or two thin, even coats with a squeegee or sprayer.
5. Cure: usually no foot traffic for several hours and no cars for at least 24 hours. Rain within the first hours can wash it off.

Sealcoating vs resurfacing vs replacing

• Sealcoating: for a sound driveway that is faded or has small cracks.
• Resurfacing (overlay): for widespread cracking when the base is still solid.
• Replacing: for deep potholes, sinking areas or a failed base.

Questions to ask a contractor

• Will you fill the cracks before sealing, and with what?
• How many coats, and is sand added for traction?
• How long until I can drive on it?
• What happens if it rains right after?

Frequently asked questions

Can you sealcoat too often?

Yes. Too many layers can crack and peel. Every two to three years is enough for most homes.

Does sealcoating fix potholes?

No. Potholes need patching first. Sealcoat protects a surface that is already in good shape.

Post your sealcoating job and get bids from local asphalt pros, or find a pro near you.