Your parking lot might look worn out… but does it really need a full replacement?
Many property managers and business owners waste thousands repaving when a simple sealcoat could extend the pavement’s life for years.
Here’s how to tell the difference — and protect your investment the smart way.
What Is Sealcoating?
Sealcoating is like sunscreen for your asphalt. It’s a protective layer that shields your pavement from UV rays, oil spills, water, and oxidation.
It’s ideal for surfaces that are still structurally solid but starting to show signs of wear. By sealing it, you maintain that deep black finish and prevent small cracks from turning into costly repairs.
Benefits of sealcoating:
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Shields against sun, oil, and water damage
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Should be applied every 2–3 years
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Extends pavement life by up to 50%
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Keeps your property looking clean and professional
💡 Pro Tip: Regular sealcoating can save thousands over time by preventing premature repaving.
When It’s Time to Repave
If your asphalt shows deep cracks, large potholes, or structural failure, sealcoating alone won’t solve the problem.
You probably need repaving if you notice:
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Large “alligator” cracking (resembles reptile skin)
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Potholes deeper than 1 inch
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Standing water after rain
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Soft or uneven areas in your lot
Repaving means removing and replacing the top layer (or sometimes the full depth), restoring strength, drainage, and a professional appearance.
How to Decide — The Quick 3-Step Assessment
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Check for Structural Damage – If the foundation is solid, sealcoating may be enough.
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Look at the Age – Asphalt over 15 years old may need resurfacing or full repaving.
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Ask the Experts – We Love Paving provides free, honest assessments to help you make the smartest decision for your property and your budget.
The Smart Maintenance Schedule
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Year 1–2: Fresh asphalt, no sealcoat needed.
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Year 3: Apply first sealcoat.
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Every 2–3 years: Repeat sealcoating to protect the surface.
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Year 15+: Evaluate for resurfacing or repaving.
A consistent maintenance plan saves money, prevents liability issues, and keeps your property looking its best.
Why Property Owners Trust We Love Paving
At We Love Paving, we don’t just fix asphalt — we build relationships based on trust, transparency, and lasting results.
Whether it’s a small commercial lot or a large industrial site, our promise is simple:
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Clear communication at every step
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Premium materials and equipment
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Skilled crews that care about quality
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Fair pricing and guaranteed satisfaction
Ready to Find Out What Your Pavement Really Needs?
Schedule your free pavement evaluation today.