Signs It May Be Time for Asphalt Seal Coating

Common Signs to Be Aware of

1. Fading Color and Dull Appearance

Fresh asphalt has a rich, deep black color. Over time, exposure to sunlight causes oxidation, which fades asphalt to a gray or washed-out tone. This color change isn’t just cosmetic—it’s a sign that the surface oils are breaking down.

Seal coating restores that dark finish while adding a protective barrier against UV rays, helping slow further deterioration.

2. Small Cracks Starting to Appear

Hairline cracks are often the first visible sign of asphalt distress. While they may seem minor, these small openings allow water to seep beneath the surface. Once moisture gets in, it can lead to larger cracks, potholes, and base failure—especially in freeze-thaw climates.

Seal coating helps fill and protect against minor surface cracking, preventing small issues from turning into costly repairs.

3. Surface Feels Dry or Brittle

As asphalt ages, it loses flexibility. When the surface feels rough, dry, or brittle instead of slightly pliable, it’s a sign that essential oils have evaporated.

Seal coating replenishes protection and helps preserve flexibility, allowing the asphalt to better handle traffic loads and temperature changes.

4. Water No Longer Beads on the Surface

Healthy asphalt repels water. If rainwater soaks in rather than beading up or running off, your pavement is no longer adequately protected.

Seal coating restores water resistance, reducing moisture penetration that can weaken the base and cause structural damage over time.

5. Oil, Gas, or Chemical Stains

Vehicle fluids like oil, gasoline, and antifreeze can soften asphalt and break down the binder that holds it together. If your driveway or lot has visible stains that are starting to sink in, the surface is vulnerable.

Seal coating creates a protective layer that resists chemical spills and makes future clean-up easier.

6. Rough Texture or Minor Surface Raveling

Raveling occurs when small aggregate stones begin to loosen from the surface. This gives asphalt a rough, uneven texture and indicates the top layer is wearing away.

Seal coating locks down loose aggregate and slows surface degradation, extending the life of the pavement.

7. It’s Been 2–3 Years Since the Last Seal Coat

Even if your asphalt looks “okay,” timing matters. In general:

Driveways should be seal coated every 2–3 years

Commercial parking lots may need seal coating every 1–2 years, depending on traffic

If you can’t remember the last time seal coating was applied, it’s probably time for an inspection.

8. Increased Maintenance or Repair Needs

If you’re finding yourself frequently patching cracks or making small repairs, seal coating can help reduce ongoing maintenance costs. It acts as preventative care—protecting your investment before serious damage develops.

Don't Wait for Damage to Occur - Contact Us for a Free Estimate!

The best time to seal coat asphalt is before major cracking and deterioration occur. If you’re noticing any of the signs above, scheduling seal coating sooner rather than later can save you time, money, and hassle.

A professional asphalt contractor can evaluate your pavement and recommend the right maintenance plan to keep it looking great and performing well for years to come. At Florida State Paving, we are proud to be that contractor. We perform professional asphalt seal coating and striping services in Lakeland, Orlando, Winter Haven, Davenport, Kissimmee, and throughout Central Florida to help transform and protect your pavement.

Our quality solutions are designed to maintain and refresh the look of driveways, parking lots, and other asphalt surfaces. Contact us today to request a free estimate on your next project!