The Benefits of Sealcoating Your Parking Lot
6 min read · Updated October 2026
Sealcoating puts a thin protective layer of asphalt emulsion back on top of the pavement. It slows the sun and water damage that turns asphalt grey and brittle, makes the whole lot look new again, and costs a fraction of patching or repaving. Done every few years along with crack sealing, it is one of the most cost-effective things a property can do for its pavement.
Why asphalt needs sealing
Asphalt is held together by a binder that slowly dries out in the sun. As it oxidizes, the surface turns grey, loses its flexibility and starts to shed small stones. Water then finds its way into fine cracks, and in Alberta that water freezes and expands every winter. That is how small cracks become potholes.
A sealcoat replaces some of what the sun has taken out of the surface and adds a sacrificial layer that wears instead of the pavement underneath.
The benefits
- Slows oxidation. Shields the binder from UV so the surface stays flexible longer.
- Keeps water out of the surface. Seals fine surface voids and hairline cracks.
- Resists fuel and oil. Spills sit on the coating instead of softening the asphalt.
- Restores curb appeal. A uniform black surface tenants, residents and customers notice.
- Fresh lines. A clean black base makes new stall lines and markings stand out.
- Lower long-term cost. Maintaining sound pavement costs far less than patching, milling or repaving it.
How we sealcoat
We use a fast-curing, spray-applied asphalt emulsion (the type of treatment often called a fog seal). The lot is swept and prepped first, cracks are sealed, then the sealcoat is sprayed in sections so access can stay open.
Because it cures quickly, traffic can often drive on it within a couple of hours, depending on temperature, sun and humidity. That makes it a good fit for retail, condos and other properties that can’t close for a day or two.
What sealcoating won’t do
Sealcoating protects sound pavement. It does not fix potholes, alligator cracking or a failed base. Those areas need patching or milling first, and we will tell you which parts of the lot fall into each category when we assess it.
How often?
Most commercial lots benefit from sealcoating every 2 to 4 years, with crack sealing every year or two. Busy drive lanes and lots in full sun may need it sooner. In Central Alberta the sealcoating season runs from late May through October, weather permitting.
Send a few photos of your lot and we’ll recommend what it needs and quote it.
Related guides
Sources
- Pavement Interactive, Fog Seals
- Western Asphalt Products, CQF-1H product information