Sealcoating vs. Repaving: What Does Your Asphalt Really Need?

At We Love Paving, one of the most common questions we get from property owners is:
“Do I need to sealcoat, or is it time to repave?”

Understanding the difference between these two services—and when to apply each—can save you thousands in unnecessary costs and extend the life of your asphalt.

🛡️ What Is Sealcoating?

Sealcoating is a protective layer applied to the surface of asphalt pavement. Think of it as sunscreen for your lot—it shields against UV rays, water penetration, oil spills, and oxidation.

Key benefits of sealcoating:

  • Restores the rich black finish

  • Seals small surface cracks

  • Prevents early deterioration

  • Extends pavement life by 3–5 years

  • Cost-effective maintenance solution

Sealcoating is not meant to fix structural damage. It’s best applied every 2–3 years as part of a regular maintenance plan.

🏗️ What Is Repaving?

Repaving (also called overlay or reconstruction) involves adding a new layer of asphalt—or removing and replacing the existing one entirely. It’s used when the pavement has deep cracks, potholes, or foundational damage that can’t be fixed by surface treatments.

Signs you may need repaving:

  • Large alligator cracking

  • Uneven or sunken areas

  • Drainage problems

  • Potholes or loose aggregate

  • Widespread surface fatigue

While more expensive than sealcoating, repaving restores structural integrity and provides a brand-new driving surface with long-term performance.

🔍 Sealcoat or Repave? Here’s How to Decide

Condition Recommended Service
Surface looks dry/faded Sealcoating
Minor cracks (<1/4″) Sealcoating + crack fill
Deep cracks or potholes Repaving
Drainage issues or soft spots Repaving
Pavement is over 20 years old Repaving (likely)

Still unsure? Our experts at WLP can assess your lot and recommend the best course of action based on age, traffic, and damage level.

🛣️ Protect Your Investment With the Right Solution

Whether you’re managing a commercial lot, private driveway, or municipal road, choosing between sealcoating and repaving can make a huge difference in performance, cost, and appearance.

Let We Love Paving help you make the right call—with honesty, precision, and proven expertise.

📞 Schedule your FREE site evaluation today
Get a custom maintenance or resurfacing plan tailored to your property. Contact We Love Paving—serving California with pride and precision.

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About author : FRED

WHO IS FRED?

Fred, Regional Operations Manager, comes from a family of immigrant roots and a story built on sacrifice, discipline, and hard work. Growing up, Fred watched his parents work long hours and weekends to create a better future teaching him the values of perseverance, determination, and doing things the right way every single time.
We Love Paving began with Fred’s father, who started doing what he knew best: paving. Over the years, he built experience alongside respected professionals in the industry, refining his methods and developing a reputation for quality work that speaks for itself. As his clientele grew, so did the vision one built not only on skill, but on integrity and pride in every job.

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