In Post 2, we talked about the early warning signs of parking lot deterioration.
Now let’s break down the preventative maintenance services that protect your pavement, extend its lifespan, and dramatically reduce long-term repair costs.
Many property owners understand that crack sealing, sealcoating, and striping matter, but not everyone knows the proper order, or why that order matters.
1. Crack Sealing: Stop the Water Before It Starts
Crack sealing is your first line of defense. When cracks form, water penetrates the pavement and begins damaging the base layer, the most expensive part to replace.
What it does:
• Fills and seals active cracks
• Prevents water intrusion
• Slows future deterioration
Best timing:
• Before sealcoating
• When cracks are still manageable (1/8”–3/4”)
Why it comes first:
Sealing cracks before sealcoating locks out moisture and prevents new potholes, base failures, or costly patchwork repairs.
2. Sealcoating: Restore, Protect, and Extend Pavement Life
Think of sealcoating like sunscreen for asphalt, it protects against oxidation, weather, salts, oils, and everyday wear.
What it does:
• Adds a protective barrier
• Restores a clean, black appearance
• Reduces oxidation
• Extends pavement life by 3-5+ years
Best timing:
• After crack sealing
• Every 3-5 years depending on traffic and climate
Why it matters:
Sealcoating dramatically slows deterioration and improves curb appeal, making the lot safer and more professional-looking.
3. Striping & Markings: Safety, Compliance & Curb Appeal
Once the surface is sealed and cured, it’s time to restripe. Striping may seem cosmetic, but it has serious functional value.
What it does:
• Defines parking layouts
• Improves traffic flow and organization
• Ensures ADA compliance
• Enhances safety and visibility
Best timing:
• Only after sealcoating (once fully cured)
Pro Tip: Fresh sealcoat without striping is incomplete, markings are required for proper use, compliance, and safety.
Putting It All Together: The Proper Sequence
The correct order matters for durability and performance:
Step 1 → Crack Seal
Step 2 → Sealcoat
Step 3 → Stripe
Doing these steps out of order can lead to wasted money, shorter pavement life, and the need to redo work prematurely.
Bonus: What About Patching & Repairs?
If potholes, base failures, or drainage issues exist, address them before preventative maintenance.
Preventative work preserves good pavement. It doesn’t fix structural problems already in progress.
Coming Up in Post 4
Budgeting & Maintenance Cycles: How Often to Sealcoat, Stripe, and Inspect and What to Budget For