Good sealcoat candidates.
- Oxidized but structurally stable asphalt
- Minor surface wear without widespread base failure
- Cracks that can be sealed before coating
- Lots that need fresh striping after maintenance
- Properties trying to extend useful life before heavier paving
When sealcoat is the wrong scope.
Sealcoat becomes a bad spend when the lot has widespread alligator cracking, repeated potholes, standing water, unstable patches, or grade problems in accessible parking areas. A darker surface can hide symptoms without correcting the cause.