There are several factors that determine when is the best time to sealcoat your parking lot or asphalt driveway.  

Ideally, you have been sealcoating your parking lot or driveway every two to three years. However, if you cannot remember sealcoating within that time, it may be overdue.  

According to sources, it does not matter whether you have an asphalt or concrete driveway or parking lot. Regular and comprehensive maintenance is the key to keeping your parking lot or driveway looking and feeling like new.  


How Often Do You Sealcoat Your Parking Lot or Asphalt Driveway?  


Parking lots and asphalt driveways should receive a sealcoat about once every two to three years. However, if your parking lot is showing signs of stress or damage, it may be time to get a sealcoat for your parking lot now.  

There are different types of sealers,” says Angie’s List. “Before you get the driveway sealed,” the site suggests, “have any cracks repaired or holes patched for a smooth surface.”  

One important tip for performing sealcoating maintenance on your driveway or parking lot: be sure to remove all cars from the area and allow proper time for the surface to dry.  

Regular sealcoating is important to preserving the appearance of your concrete or asphalt. It also helps parking lots and asphalt driveways maintain traction with tires after weathering and age makes the surface to smooth or soft for tires to grip. This is especially amplified in wet or slick conditions. Sealcoating your parking lot will allow the surface to look even newer and even feel smoother, as well.  

Seasonally, the best time to sealcoat your parking lot or asphalt driveway in Virginia is during the summer months, sources say. This is because it is the best time of year for allowing the sealcoat to properly set and dry without a high risk of humidity or other moisture damage. In addition, several asphalt sealers and emulsifiers can only be applied at certain temperatures that are above 40-degrees Fahrenheit. However, a sealer which is solvent based may be applied at any time of the year.  

According to other sources, the best time of day to sealcoat a parking lot or driveway in Virginia is during the morning hours when the sun is not at full-swing yet. It is also important to perform driveway or parking lot sealcoating on days without high levels of humidity or rain, as moisture can prevent sealcoating from drying properly.  

One of the most important variables that need your attention is the moisture content in the concrete at the time the stain and sealer are applied,” says Wagner Meters. “Moisture in concrete can come from two main sources,” they explain. “The first is the volume of water used to mix the cement into concrete. Second, the external source of water may be an issue, such as water that can migrate from the ground to the concrete slab in the absence of a vapor retarder.”  

To ensure a sealcoating job that lasts, it is important to avoid adverse conditions and perform the sealcoating at the right time of day, as well as the appropriate time of year.  

The reason you want to periodically reseal is pretty simple,” says the Capital Gazette. “The UV rays of the sun and elements in general attack the asphalt binder and they essentially evaporate, exposing the small stones— called aggregate”   

Once this is exposed, it is easier for water to permeate while freezing and thawing throughout the year, causing damage.  


Does Your Parking Lot or Asphalt Driveway Need Sealcoating Maintenance 


How do you tell if your parking lot of asphalt driveway needs sealcoating maintenance?  

There are several indicators that your asphalt driveway or parking lot may need repair or upkeep, including the following:  

  • Sitting water  
  • Crocodile or alligator cracks  
  • Areas of warping  
  • Poor drainage  
  • Crumbling or decaying edges  


These are all signs of a weakening asphalt driveway or parking lot, and they should be addressed accordingly.  

According to sources, one of Richmond, Virginia’s biggest contender to paved surfaces is rain and wind caused by storms. The Richmond Times-Dispatch reports that from February to August this year, a minimum of ten roads have been closed within the Fredericksburg area. 

If your parking lot or driveway is in need of regular maintenance or has been hit especially hard by inclement weather this year, give Asphalt Paving Richmond, VA a call today, at, 855-292-7325. We provide free estimates!