Asphalt Sealcoating vs. Resurfacing: Which Is Right for Your Pavement?

Asphalt Sealcoating
Written By Guest User

Owning a property in New Jersey means taking responsibility for your pavement. Whether it's a driveway, a parking lot, or a private road, the condition of your asphalt says a lot about your property’s upkeep. But when wear and tear starts to show, one big question arises: Do you sealcoat it—or is it time to resurface?

Both options are valuable but serve very different purposes. Let's break down when each makes sense and how to decide what’s best for your pavement.

Understanding the Basics: What Is Sealcoating?

Sealcoating is a protective layer applied over existing asphalt. Think of it as a skincare routine for your driveway—it doesn’t reverse damage but adds a layer of protection from UV rays, rain, oil spills, and the freeze-thaw cycles that NJ is famous for.

Key benefits of sealcoating:

  • Restores that deep black finish

  • Slows oxidation and aging

  • Protects against minor cracking

  • Extends the pavement’s lifespan

For routine maintenance and keeping your asphalt in top shape, sealcoating services from professionals like Black Diamond Paving are your go-to solution.

What Is Resurfacing and When Do You Need It?

Resurfacing, on the other hand, is a much more involved process. It means applying a new layer of asphalt—usually 1.5 to 2 inches—over the old surface. This is not a cosmetic fix; it’s a structural upgrade.

Resurfacing makes sense when:

  • There are large cracks or potholes

  • Drainage is poor

  • The surface is warped or uneven

  • Previous maintenance was delayed too long

This is a smart option when the pavement base is still intact, but the surface is deteriorating.

How to Know Which Option Your Pavement Needs

Here are some simple guidelines to help you choose:

If you're still not sure, a site visit from the experts at Black Diamond Paving & Concrete can help determine the right path.

Cost Comparison: Sealcoating vs. Resurfacing

Understanding the cost difference is crucial when budgeting:

  • Sealcoating – Typically $0.10 to $0.30 per sq. ft.

  • Resurfacing – Ranges from $1.50 to $3.00 per sq. ft.

Sealcoating is more of a maintenance item. Resurfacing is a long-term investment, often adding 10–15 years of life to your pavement when done right.

The Role of Weather in Your Decision

New Jersey’s climate adds urgency to your decision. Harsh winters can turn tiny cracks into major potholes. Sealcoating protects in advance, while resurfacing fixes the aftermath.

If you're reading this in early spring or fall—great news! Those are ideal times for both sealcoating and resurfacing in NJ, since temperatures stay above 50°F and precipitation is lower.

Environmental Impact: Which Is Greener?

Eco-conscious property owners often ask: which option is better for the planet?

  • Sealcoating uses fewer raw materials and has a lower carbon footprint.

  • Resurfacing, while more resource-intensive, may reduce the need for full replacement later.

Choosing sealcoating more frequently can help delay major projects and reduce waste over time.

Real-Life Examples: When Clients Chose Each Option

  • A retail store in Trenton had fading, oil-stained asphalt but no structural issues—sealcoating restored its curb appeal in just two days.

  • A medical plaza in Newark had standing water and surface rutting—resurfacing improved safety and patient access without full replacement.

You can read more about these types of projects on our Ultimate Guide to Asphalt Sealcoating.

What Happens If You Do Nothing?

Ignoring your asphalt isn’t just risky—it’s expensive. Cracks invite water, which erodes the base. The surface becomes rough, patchy, and unsafe.

Within a few years, you'll be looking at a full replacement—which can cost 4–5 times more than resurfacing.

Still Not Sure? Let the Experts Help

Choosing between sealcoating and resurfacing isn’t just a matter of appearance—it’s about longevity, safety, and savings. The right choice depends on your pavement’s age, condition, and usage.

Luckily, you don’t have to decide alone. The professionals at Black Diamond Paving & Concrete offer honest advice, expert inspections, and tailored recommendations to fit your needs.

Reach out today through our Contact Page to schedule your free evaluation.

FAQs

  • Not at all! While it improves appearance, it also protects against sun, water, and chemicals.

  • Only if the damage is minimal. Severe cracks or potholes need resurfacing or even replacement.

  • Usually 1–3 days depending on the size and prep work required.

  • No. Sealcoating prevents potholes but doesn’t repair them.

  • Absolutely. Resurfacing is more affordable and often adds a decade or more to your asphalt’s life.

  • A professional inspection can reveal if the foundation is stable enough for resurfacing.

Conclusion

Both sealcoating and resurfacing play vital roles in pavement maintenance, but they serve very different purposes. Sealcoating is great for prevention and upkeep, while resurfacing is ideal for restoring function and structure.

When in doubt, call in the pros. Black Diamond Paving & Concrete has been helping NJ property owners make smart pavement decisions for years. Whether you need a fresh sealcoat or a complete resurfacing job, they've got you covered.

Need advice or a quote? Get in touch here.

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How Often Should You Sealcoat Your Asphalt? A Guide for NJ Property Owners