Why Does Florida Asphalt Need Sealcoating So Often?
Florida is hard on asphalt in three ways: sun, rain and heat.
Sun. UV light dries out the binder that holds asphalt together. That is why an unprotected lot fades from black to gray and starts shedding loose stone, which is called raveling.
Rain. Tampa averages about 49.5 inches of rain a year, and 61 percent of it falls from June through September, according to the National Weather Service’s climate normals. Once the sun has weakened the surface, that water gets into hairline cracks and works its way down to the base.
Heat. Asphalt gets hot. In a pilot study cited by the EPA, asphalt reached 152 degrees at midday. Heating and cooling every day makes the pavement expand and contract, and small cracks open wider.
The sun dries it out, the rain gets in, and the heat opens it up. By the time the damage shows on top, much of it is already underneath.
Does Traffic Change How Often You Need to Sealcoat?
Yes. Tires wear sealcoat down every day, so the busiest parts of a lot lose their protection first. Sealer manufacturer SealMaster says heavy traffic wears sealer faster, and it recommends a third coat on the areas that take the most traffic, such as entrances, exits and drive lanes.
On a busy lot, watch those areas. When the entrances and drive lanes fade to gray while the parking stalls still look black, the lot is due.
What Does Sealcoating Do for a Commercial Lot?
Sealcoating puts a protective layer over the asphalt. It blocks UV light from reaching the binder, keeps rain on the surface so it runs off instead of soaking in, and resists oil and fuel spills. It also brings a faded gray lot back to a deep black.
Our crews apply two coats of full strength coal tar or asphalt emulsion sealer, not the consumer product sold at hardware stores. It goes on thicker and lasts longer. We have sealcoated lots for Publix in Clearwater and Orlando, Walmart and Aldi in Sarasota, Tractor Supply in Bushnell, and churches and schools across Tampa Bay.
Sealcoating protects asphalt that is still sound. It is not a repair. If the base underneath is failing, sealer will not hold it together, and we will say so before any work starts. That is The Right Fix: the right solution for your lot, not the most expensive one. More on commercial sealcoating in Tampa Bay.
How Do You Know Your Lot Is Due for Sealcoating?
Walk your lot and look for these signs.
| What you see | What it means | What to do |
|---|---|---|
| Asphalt faded from black to gray | The sun has worn through the surface | Sealcoat now |
| Loose stone or a rough, sandy surface | The binder is drying out (raveling) | Sealcoat soon |
| Hairline cracks | Water is starting to get in | Fill the cracks, then sealcoat |
| Water standing in low spots after rain | Water is not draining off | Have it checked; it may need repair first |
| Alligator cracking (cracks that look like scales) | The base underneath is failing | Repair first; sealcoat will not hold it |
| Potholes | The surface and base have failed | Patch, then sealcoat and restripe |
If your last sealcoat was more than 3 years ago, plan the next one even if the lot still looks fine, because damage starts below the surface before it shows. Alligator cracking and potholes call for commercial asphalt repair first.
What Happens If You Skip Sealcoating?
This is the pattern we see on Florida lots that go years without sealcoat:
- Years 1 to 2: the surface looks fine, with some fading.
- Years 3 to 4: hairline cracks appear, and loose stone shows up underfoot.
- Years 5 to 6: cracks widen, and water pools in low spots after storms.
- Years 7 to 8: alligator cracking spreads as the base underneath fails.
- Years 9 to 10: potholes form, creating trip hazards and liability.
- After that: the lot needs major repair or a full repave.
Sealcoating every 2 to 3 years keeps a lot at the first stage. A full repave costs many times what sealcoating does, so protecting the asphalt is the cheaper path.
When Is the Best Time of Year to Sealcoat in Florida?
Any time of year with a dry stretch. Sealcoat needs 24 to 48 hours to fully cure, depending on temperature and humidity. In Tampa, June through September brings most of the year’s rain, so summer jobs are scheduled around the forecast. We can work in sections so part of your lot stays open while the rest cures.
The worst time to sealcoat is after the damage is done. If you already see spreading cracks, standing water or gray asphalt, the lot is past due.
Do You Need to Restripe After Sealcoating?
Yes. Sealcoat covers the existing lines, so the lot gets restriped once the sealer cures. Radiant Striping does both, so there is no second company to schedule: we sealcoat, let it cure, then repaint the lines, including accessible stalls to the 2010 ADA Standards and fire lane markings. More on parking lot striping.
How Much Does Sealcoating Cost?
The price depends on the size and condition of your lot. Our commercial parking lot pricing page lists the minimum job, what most jobs run and what changes the price.
Sources
- National Weather Service, Tampa 1991 to 2020 daily climate normals
- U.S. Environmental Protection Agency, Using Cool Pavements to Reduce Heat Islands
- SealMaster, How Often Should You Sealcoat a Parking Lot or Driveway?
- SealMaster, Sealcoating FAQ