How Sealants and Coatings Protect Your Pavement: A Practical Guide

Pavement is a major investment, whether it’s a residential driveway, commercial parking lot, or municipal roadway. Over time, exposure to weather, traffic, and chemicals causes asphalt and concrete surfaces to crack, fade, and deteriorate. Sealants and coatings provide a reliable line of defense, extending the life of your pavement and maintaining its appearance and function.

This article explains how sealants and coatings protect pavement, outlines the types available, and offers insight into their application and maintenance. As a pavement professional, this guide is written for property managers, business owners, and homeowners who want to preserve their paved surfaces efficiently and affordably.

Why Pavement Needs Protection

Asphalt and concrete are porous materials. Without protection, they absorb water, oil, and other contaminants. Repeated freeze-thaw cycles, UV exposure, and heavy vehicle loads accelerate wear. Over time, this leads to:

• Surface erosion
  
  
• Cracking and potholes
  
  
• Fading and oxidation
  
  
• Water infiltration and base damage
  
  
• Costly repairs or replacement
  
  

Sealants and coatings form a protective barrier that shields the pavement from these destructive forces, helping you avoid expensive restoration down the road.

What Are Sealants and Coatings?

Pavement sealants are liquid products applied over asphalt or concrete to form a protective film. They are typically used for asphalt surfaces and provide UV protection, waterproofing, and resistance to oil and gas spills.

Pavement coatings, while similar, often contain additives or polymers that enhance durability and flexibility. They’re used for both asphalt and concrete protection, and some types offer color customization, traction control, or anti-slip properties.

Benefits of Using Pavement Sealants and Coatings

1. Moisture Barrier: Prevents water from seeping into the pavement’s base layer, reducing freeze-thaw damage and subgrade erosion.
   
   
2. UV Protection: Blocks sunlight and prevents oxidation, which causes asphalt to become brittle and gray.
   
   
3. Chemical Resistance: Protects against oil, gas, de-icing salts, and other automotive fluids that can degrade pavement materials.
   
   
4. Enhanced Appearance: Restores color and gives a uniform finish. Freshly sealed pavement looks cleaner and well-maintained.
   
   
5. Surface Flexibility: Helps asphalt surfaces resist cracking by maintaining elasticity.
   
   
6. Cost Efficiency: Preventive maintenance like sealing is significantly cheaper than full-depth replacement.
   
   

While sealants extend pavement life, they work best when paired with the right paving materials and installation methods.

Types of Sealants and Coatings

1. Coal Tar Sealers

• Highly durable and resistant to oil and fuel spills
  
  
• Best for high-traffic areas
  
  
• Contains higher VOCs (volatile organic compounds); less environmentally friendly
  
  

2. Asphalt Emulsion Sealers

• Water-based and more eco-friendly
  
  
• Easier to apply and lower odor
  
  
• Ideal for residential driveways or low-traffic areas
  
  

3. Acrylic Pavement Coatings

• Suitable for concrete and decorative asphalt
  
  
• Offers color tinting and UV resistance
  
  
• Common in commercial and recreational settings (e.g., tennis courts)
  
  

4. Polyurethane and Epoxy Sealers

• Industrial-grade protection
  
  
• Often used in parking structures and commercial applications
  
  
• Resistant to abrasion and chemical exposure.
  
  

For a deeper look into maintaining and repairing concrete surfaces, check out our guide on concrete durability and repair best practices.

When to Seal or Coat Pavement

Sealing is recommended every 2–4 years for asphalt surfaces, depending on climate and traffic volume. Signs that it’s time to reseal include:

• Faded color
  
  
• Visible surface cracks
  
  
• Water pooling
  
  
• Rough, dry surface texture
  
  

For new asphalt, wait 3–6 months before sealing to allow oils to cure. Concrete surfaces can be coated as needed, especially when exposed to chemicals or vehicle traffic.

Sealant performance can vary based on the pavement beneath—especially if you're not selecting the correct asphalt mix for your climate.

Application Process

1. Inspection: Evaluate the pavement for structural damage, oil stains, and cracks.
   
   
2. Cleaning: Remove dirt, vegetation, and debris. Power washing is often used.
   
   
3. Crack Filling: Seal all visible cracks with a rubberized crack filler.
   
   
4. Primer (if needed): Some surfaces may require a primer to help bonding.
   
   
5. Application: Apply sealant using a squeegee, spray, or brush. Two coats are typical.
   
   
6. Curing: Allow the surface to cure for 24–48 hours before resuming use.
   
   

Maintenance After Sealing

• Keep the surface clean and clear of debris
  
  
• Avoid turning vehicle tires in place (especially in hot weather)
  
  
• Reapply as part of a routine pavement maintenance program
  
  
• Address any emerging cracks early to prevent spreading.
  
  

For complete protection, crack filling as a key companion to surface sealants ensures structural integrity in addition to surface resilience.

5 Frequently Asked Questions (FAQs)

1. What’s the difference between a sealant and a coating?

Sealants are primarily used to protect and preserve surfaces with a waterproof barrier, especially on asphalt. Coatings may contain additional additives for enhanced durability, appearance, or specific uses like anti-slip or color finishes.

2. How long does pavement sealer last?

Most asphalt sealers last between 2 to 4 years. High-traffic areas may require more frequent applications, while well-maintained residential driveways may last longer.

3. Can you seal concrete pavement?

Yes. While concrete doesn’t oxidize like asphalt, sealers and coatings can protect it from stains, moisture, freeze-thaw damage, and abrasion.

4. Is pavement sealing environmentally safe?

Newer sealers such as asphalt emulsions and acrylic-based products are designed to be environmentally friendly and comply with VOC regulations.

5. Will sealing fix cracks or potholes?

No. Sealants are preventive, not corrective. Cracks must be filled before sealing, and potholes need separate repair. Sealing helps prevent future damage.

Final Thoughts

Regularly sealing and coating your pavement is a cost-effective way to protect your investment. These treatments reduce long-term damage from moisture, UV rays, and chemical exposure while improving the surface’s appearance and longevity. Whether you manage a commercial lot or maintain your home’s driveway, a consistent maintenance plan with quality sealants and coatings can save you time and money over the years.