Understanding the Value of Sealcoating

Understanding the Value of Sealcoating

Understanding the Value of Sealcoating


The beauty of a freshly-paved road or a newly-striped parking lot has an ephemeral quality that we appreciate until it fades under our car's tires or succumbs to the elements. But what if I told you there’s a secret, not-so-secret, superhero of surfaces that can prolong that feeling of newness and defend against the villains of wear and tear? This unsung guardian is none other than sealcoating – a preventive maintenance measure for asphalt surfaces. In this comprehensive guide, we'll lay down the asphalt on why sealcoating is invaluable, particularly for the community of Orlando, FL.


Understanding Sealcoating’s Purpose and Process

Sealcoating in Orlando, FL is the application of a protective layer to asphalt pavement, driveways, parking lots, and even playgrounds. It is a critical step in the maintenance of these surfaces, serving to protect them from a variety of damaging factors, including:

  • Oxidation from the sun
  • Corrosion from chemicals and salt
  • Water penetration
  • The impact of heavy traffic

A sealcoat, typically made from either coal tar pitch or asphalt-based emulsions, acts as a physical barrier, slowing the rate at which the paved surface is degraded. The application process usually involves cleaning the surface, filling any cracks, and then the careful application of the sealcoat. With proper technique and materials, sealcoating can extend the lifespan of asphalt surfaces by many years.

Sealcoating in Orlando, FL: A Must for Repelling Sunshine State Weather

Orlando, FL, earns its reputation for sunny days and occasional stormy weather – both of which can do a number on asphalt. The intense UV rays from the sun and the heavy rainfall can lead to a phenomenon known as 'raveling,' where the surface becomes rough and loose. Sealcoating acts as a sunscreen, blocking the UV rays and preventing raveling.

Another factor unique to Orlando is the sea breeze, carrying with it salt. This salty air, combined with Orlando's humidity, can accelerate the corrosion of asphalt. Sealcoating offers an indispensable shield against this corrosive mix, ensuring the surfaces under its care can stand up to the elements.

Environmental Benefits of Sealcoating

While the primary function of sealcoating is to protect surfaces, it also offers a range of environmental benefits. By preventing the need for premature resurfacing or replacement, the process reduces the amount of new material required. This, in turn, conserves resources and minimizes the carbon footprint associated with the production and transportation of asphalt.

Furthermore, properly sealed surfaces are more water-resistant, which means a decreased likelihood of pollutants being washed into local water systems. In other words, sealcoating can help keep our natural water bodies – a priority for a city in close proximity to Florida's extensive wetlands – cleaner.

Long-Term Savings Through Sealcoating

At first glance, sealcoating may seem like an unnecessary expense – a bit like skipping that oil change until you're facing a repair bill ten times the cost. However, just as regular oil changes can prevent engine damage, sealcoating is a proactive step that ultimately saves money.

In the context of property management, failing to maintain asphalt surfaces can lead to their deterioration, necessitating costly repair or replacement. Sealcoating, when applied at the right intervals, offers an incredible return on investment, with some studies showing it can double the lifespan of asphalt. In other words, every dollar spent on sealcoating is a dollar saved down the road.

How to Know When It's Time for Sealcoating

It's crucial to keep an eye on the condition of your asphalt to determine when sealcoating is necessary. Some key indicators that the time for sealcoating is approaching include:

  • The pavement begins to change in color, indicating oxidation
  • Fine cracks start to form on the surface
  • The asphalt begins to 'grey out,' signifying the loss of binding agents

Regular inspections can catch these signs early, allowing you to schedule sealcoating before the asphalt sustains major damage and before your pocketbook sustains major loss.

The Sealcoating Process Explained

What can you expect when you decide to sealcoat your asphalt? The process can be broken down into several key steps:


This step involves cleaning the surface thoroughly to remove any dirt or debris that could affect the bond with the sealcoat. Cracks must also be filled, as they can trap water and lead to further deterioration.


The sealcoat is applied either by spray or brush, depending on the area to be covered. Care must be taken to ensure an even application and to minimize disruption to your routine, as the surface will need time to cure.


Curing times can vary depending on factors such as weather and the specific sealcoat used. It's important to keep traffic off the surface for the recommended time to allow the sealcoat to set properly.

DIY vs. Professional Sealcoating Services

For the do-it-yourself enthusiast, sealcoating may seem like a project that could be tackled over a weekend. However, without the right equipment, materials, and experience, DIY sealcoating can lead to subpar results. Professional sealcoating services can ensure the job is done correctly, with minimal disruption, and will provide warranties to back their work.

In a business-driven city like Orlando, time is money. Opting for professional services means you can remain focused on what you do best while experts ensure the protection and longevity of your asphalt surfaces.

Sealcoating Maintenance Tips

The benefits of sealcoating can be maximized with some simple maintenance tips:

  • Regularly sweep the surface to remove debris that can trap moisture and degrade the sealcoat.
  • Use caution when applying de-icing chemicals in the winter, as some can be corrosive.
  • Address any spills promptly to prevent staining and maintain the integrity of the sealcoat.

Keeping to a regular maintenance schedule and taking these precautions can help preserve the condition of the sealed surface and extend its life even further.

Keeping Records

Maintaining records of your sealcoating applications and any follow-up maintenance can help you stay on top of the necessary schedule for future sealcoats. This historical data can also be useful in evaluating the best course of action for particularly high-traffic areas.

The Role of Sealcoating in Property Value

A property's paved surfaces can make a big impression, whether for better or worse. Sealcoating can significantly enhance the aesthetic appeal of these areas, which is a major contributor to property value. A well-maintained parking lot, for example, can indicate to potential customers or tenants that the property as a whole is cared for and of high quality.

Sealcoating also contributes to the safety of surfaces, reducing the risk of tripping hazards and providing better visibility of traffic markings. Safety and aesthetics, combined with the long-term protection against deterioration, can have a positive effect on the property's perceived and actual value.

Community Benefits of Sealcoating

Beyond your immediate property, sealcoating offers community-wide benefits. Smoother, safer surfaces lead to less vehicle wear and tear, as well as decreased air pollution from traffic congestion due to roadwork. Additionally, well-maintained areas are more inviting and contribute to a positive community image and pride.

In a city that thrives on tourism and events, attracting visitors with clean, well-kept public areas can make a significant difference. Sealcoating isn't just about protecting surfaces; it's about enhancing the overall experience and reputation of a community.

Choosing the Right Sealcoating Service in Orlando, FL

When it comes to selecting a sealcoating service, it's important to do your research. Look for companies with a solid reputation, experience in your specific area (such as Orlando's unique weather conditions), and a commitment to quality materials and application techniques.

Customer reviews and case studies can provide valuable insight into the level of service you can expect. Don't hesitate to ask for references or to see examples of past work. And, of course, ensure the company is licensed and insured.


Act Now to Secure Your Asphalt's Future

Sealcoating may not be the flashiest topic, but its benefits are clear and long-lasting. For Orlando residents and businesses, it's a critical tool in the ongoing battle to maintain and enhance the city's infrastructure. If you've been putting off sealcoating, now is the time to act. Contact Florida Sealcoating today for a free estimate and to learn more about how this simple process can make a world of difference for your asphalt surfaces. The road to longevity is paved with sealcoating – a small investment that promises a smooth, safe, and strikingly new outlook for years to come.