Parking Lot Resealing: When to Do It and What to Expect

Resealing asphalt extends pavement life significantly. Here's a complete guide to parking lot resealing for commercial property owners.

Parking Lot Maintenance Overview

Asphalt oxidizes over time. Exposure to UV radiation, fuel spills, and water infiltration breaks down the binder that holds aggregate together, causing the surface to become brittle and grey.

Resealing — applying a coal tar or asphalt emulsion sealer — replenishes surface protection and extends pavement life. Properly maintained asphalt can last 25-30 years; neglected surfaces need replacement in 15.

Why Regular Maintenance Matters

The ideal resealing window is after 3-5 years on new asphalt, then every 3-4 years thereafter. Resealing too frequently wastes money; waiting too long allows oxidation and cracking to advance.

Before resealing, existing cracks must be cleaned and filled. Applying sealer over open cracks traps water and accelerates deterioration beneath the sealer layer.

Commercial Parking Solutions

The resealing process involves cleaning the surface, applying crack filler, allowing cure time, then applying sealer in one or two coats depending on surface condition.

Temperature and weather conditions matter. Sealer should not be applied below 10°C or when rain is forecast within 24 hours. The surface must be dry and free of standing water.

After resealing, allow 24-48 hours of cure time before allowing vehicle traffic. Re-line markings after sealer has fully cured for best adhesion and visibility.

Devon Moore, Operations Lead Co-Founder & Operations Lead — D&D Commercial Services

Devon Moore is the co-founder and Operations Lead at D&D Commercial Services, delivering professional commercial property maintenance across Waterloo Region.