When Is The Best Time For Asphalt Sealcoating?

Asphalt Sealcoating is an important part of maintaining your asphalt pavement. Whether it is a parking lot, Driveway, or walkway it is important to sealcoat them at a recommended 2-year interval. It not only helps maintain the integrity of the asphalt but also keeps it looking fresh with a deep black look that is attractive to customers and visitors.

So you know you have to have it done, so when is the best time to Sealcoat your property? There are a few answers here and like most things the reasons are very different. There are factors that are involved that may dictate for you when you can and can’t sealcoat. So let’s get started and go over some of the periods when it is best to get your sealcoating done.


Weather dictates a lot of things. Asphalt Sealcoating is no exception to this rule. Rain, extreme cold, heat, and other weather related factors all factor into when to get your asphalt maintenance and sealcoating taken care. Global Asphalt Solutions is located in Michigan and services Northern Michigan and The Traverse City areas. In this area, and many other Northern States, It is simply not possible to sealcoat during winter months. You may have the occasional run of a few good days temperature wise but there is often still water runoff from snow melt, salt on the pavement, and possibly even large snow pile in a large portion of your parking lot from plowing.

Spring, Summer, and Fall are the ideal times for these states as the weather is usually more predictable. However, you still have a temperature window that you need to stick with. In order to apply sealcoating the temperature needs to be above 50 degrees. In Southern states that experience more heat you need to cool the pavement down immediately before application if the temperature is above 90 degrees. When you factor in everything, with the exception of rainy days, you are looking at the ideal temperature for Asphalt Sealcoating application to be between 65 and 75 degrees.


Another factor that comes into play when looking to apply sealcoating is the condition of the pavement. Sealcoating cannot simply be done at anytime. There is preparation that needs to be done in order to allow for the best possible application. A dirty parking lot is one reason why you cannot sealcoat. Dirt, debris, salt, leaves, chemicals, and a variety of other things that can be accrued in a parking lot must first be cleared before any sealcoating can take place. Global Asphalt Solutions knows this and has the right tools to make sure that your asphalt is prepped and ready for sealcoating. There are a variety of tools that can be used to accomplish this. You can use power brushes that basically sweep the debris away. High Speed Blowers can be used to blow the debris into a certain area for removal and there is of course the traditional tools like brooms and vacuums. Once the area is clear of debris you are good to go on Asphalt Sealcoating.


In some cases it does not occur to customers to choose the best time for themselves. It is, of course, a service that needs to be done but that doesn’t mean you can’t work it around your schedule. Peak business hours are obviously not the ideal time to do this. You certainly don’t want to lose traffic or income because of this. In many cases, we suggest if you have an off season that occurs during a time when the weather conditions are right, that you should do it then. It could be that summer is just not your busiest season or maybe things start to taper down at the end of summer when school starts back up and the weather is transitioning to fall. Whatever the case may be, we suggest taking a look at your business seasons and try to choose one that fits best with your schedule. If you are not open for the weekend then this would be the perfect time as a typical application can be done in a day and will usually take about 24 hours to cure.


We hope this is not the case but sometimes outside factors may have an adverse effect on your asphalt. Temperature changes can cause asphalt, which is a permeable material, to expand and contract. Standing water and chemicals from vehicles can also cause the asphalt to weaken. In these cases it may be necessary to have the damaged asphalt repaired and then apply sealcoating afterwards to ensure the best possible scenario to keep your property protected for as long as possible.

No matter what the reason is or when you need it done, the bottom line is you can always consult the experts at Global Asphalt Solutions to help guide through the experience. We can help you find the best application and time frame that works for you. Please contact us with any questions you may have as we are always happy to help you protect your investment for years to come.