How Often Should You Sealcoat Your Asphalt? A Guide for NJ Property Owners
Living in New Jersey, you know all too well how quickly the weather can shift. That changing climate can be tough on asphalt driveways and parking lots. From snow and salt in the winter to UV rays in the summer, your pavement takes a beating year-round. So, how often should you sealcoat your asphalt?
Why Sealcoating Is a Must in NJ
Sealcoating is like sunscreen for your pavement. It protects your asphalt from water, oils, UV rays, and oxidation, all of which can lead to cracks and potholes. New Jersey’s fluctuating weather and freeze-thaw cycles make sealcoating even more critical for property owners.
Regular sealcoating not only extends the life of your asphalt but also keeps it looking smooth and jet-black. That’s good for curb appeal—and for your wallet.
Recommended Sealcoating Frequency
Most experts agree that you should sealcoat your asphalt every 2–3 years. However, this depends on several factors:
Traffic Volume – High-traffic parking lots may need more frequent treatment.
Climate – NJ's freeze-thaw cycles and rainfall call for timely maintenance.
Age of Asphalt – New asphalt should wait 6–12 months before the first sealcoat.
If you’re not sure where your asphalt stands, schedule a professional inspection. You can reach out to the experts at Black Diamond Paving & Concrete for a free consultation.
Signs It's Time to Sealcoat
How do you know it’s time? Look for these visual clues:
Fading color (gray or ashy black)
Surface cracking
Dry, brittle texture
Oil stains that won’t come off
If your driveway or lot shows any of these signs, it's probably overdue for a fresh coat.
Sealcoating and the NJ Weather Factor
New Jersey’s humid summers and icy winters aren’t easy on pavement. The freeze-thaw cycle can cause water to seep into cracks, expand, and make things worse. Sealcoating creates a waterproof barrier, reducing the risk of major damage.
Spring and early fall are ideal times for sealcoating in NJ. These seasons provide the right temperature range—typically 50°F and above—for sealers to cure properly.
How Sealcoating Saves You Money
Skipping regular maintenance may save a few bucks in the short run—but it often leads to costly repairs later. Cracks turn into potholes, and soon you’re looking at a full repaving job.
With regular sealcoating:
Investing in sealcoating can add years to your pavement and reduce major repair expenses.
DIY vs. Professional Sealcoating
While DIY kits are available, they’re usually not worth the effort for property owners. Here’s why:
Professionals use industrial-grade materials.
They ensure even application.
They identify small issues before they become big ones.
Hiring pros like Black Diamond Paving & Concrete ensures a job done right the first time.
What Happens During a Sealcoating Service?
Expect these steps in a professional sealcoating job:
Cleaning – Removing debris, oil, and dirt.
Crack Filling – Sealing visible cracks.
Edge Taping – Protecting curbs and landscaping.
Application – Using brushes, sprayers, or both.
Curing – Letting the sealant set (usually 24–48 hours).
When Should You Not Sealcoat?
There are a few times to avoid sealcoating:
When temperatures drop below 50°F
During rainy or humid weather
Right after a new asphalt install (wait 6–12 months)
Sealing at the wrong time can cause bubbling, poor adhesion, and a messy finish.
Extend the Life of Your Asphalt with These Tips
Clean spills quickly
Keep edges trimmed
Fix cracks early
Don’t overload parking areas
Schedule regular inspections
A well-maintained asphalt surface can last over 20 years!
Where to Get Sealcoating Services in NJ
If you're a property owner in New Jersey and need expert help, visit the pros at Black Diamond Paving & Concrete. From residential driveways to commercial lots, their team has the tools, experience, and service to get the job done right.
Need to schedule service or ask a few questions? Head over to the Contact Page.
FAQs
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Usually 2–3 years, but it depends on weather, traffic, and maintenance habits.
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Yes! It protects your investment and enhances curb appeal.
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No. Wait 24–48 hours before driving or parking on it.
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It fills minor cracks but not deep ones. Crack repair should come first.
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If the surface has small cracks and fading, sealcoating is enough. If it’s crumbling or uneven, repaving may be needed.
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Costs vary, but expect around $0.10–$0.30 per square foot depending on the size and condition.
Conclusion
Sealcoating isn’t just a surface-level upgrade—it’s essential maintenance. New Jersey’s climate makes it especially important to keep your asphalt protected from wear and tear. By sealcoating every 2–3 years, you’ll save money, extend your pavement’s life, and keep your property looking sharp.
Don’t wait until it’s too late. Schedule your sealcoating with Black Diamond Paving & Concrete today, or get in touch through their contact page.
