Professional Sealcoating

What Is Sealcoating?

A Protective Layer That Extends Pavement Life

Sealcoating is a protective coating applied to the surface of asphalt pavement. It creates a barrier between your parking lot and the elements that damage it every day: UV rays that dry out and oxidize the asphalt binder, rainwater that seeps into surface pores, and gasoline, oil, and chemical spills that break asphalt down at a molecular level. Instead of your pavement absorbing that damage directly, the sealcoat takes the hit and protects what's underneath.

Sealcoating also does something every property owner notices immediately: it restores the deep black, freshly paved look of a parking lot. Sun exposure fades and grays asphalt over time, and a worn, faded lot makes a property look neglected even if the pavement itself is structurally sound. A fresh sealcoat, paired with crisp new striping, is one of the most cost-effective ways to improve curb appeal for a business, church, or commercial property.

Sealcoating pairs naturally with our other services. At Adams Bros Striping, we recommend sealing cracks before sealcoating, and we can follow a sealcoat application with fresh parking lot striping and ADA markings — giving you a complete, professional-looking lot in one coordinated visit.

Benefits of Sealcoating

• Protects against UV damage and sun fading
• Protects against water penetration
• Protects against oil, gasoline & chemical damage
• Restores a rich, fresh black appearance
• Makes pavement easier to clean and maintain
• Slows oxidation and surface deterioration
• Extends the usable lifespan of your pavement
• Delays costly resurfacing or full replacement

How Often Should Asphalt Be Sealcoated?

Most parking lots should be sealcoated every 2 to 3 years. Lots with heavy traffic, frequent sun exposure, or regular oil and gasoline drips — like fuel station aprons or high-turnover retail lots — tend to need it closer to the two-year mark. Lower-traffic lots, like smaller church or office parking areas, can often stretch to three years between applications. Staying on a regular cycle is what keeps the protective layer continuous instead of letting your asphalt go unprotected for stretches between coats.

How Long Before I Can Drive On It?

Freshly applied sealcoat typically needs about 24 hours to cure before it's ready for vehicle traffic, depending on temperature and humidity. For active commercial properties, we can phase the work across sections of the lot so part of it stays open, or schedule the job for a weekend or slower business day to minimize disruption.

Does Sealcoating Fix Cracks?

No — and this is an important distinction. Sealcoating is a surface-level protective coating, not a structural repair. It will not fill existing cracks, and coating directly over a crack just hides the problem temporarily while water continues to work its way into the base underneath. That's why we always recommend crack sealing before sealcoating: sealing cracks first keeps water out of the base, and gives the sealcoat a clean, solid surface to bond to.

Our Sealcoating Process

• Clean the surface — dirt, debris, and vegetation are cleared and swept
• Repair first — cracks are sealed and any damaged spots addressed
• Apply sealcoat — an even, professional-grade coating is applied across the lot
• Cure & inspect — the surface cures fully before we walk it for final quality check

Service Area Reminder

Sealcoating Throughout East Tennessee

We provide sealcoating in Knoxville, Maryville, Oak Ridge, Sevierville, Lenoir City, Farragut, Alcoa, Madisonville, and the surrounding East Tennessee communities. From church and office lots to commercial retail centers, we size every sealcoating project to the lot in front of us.

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