Sealcoating in Los Angeles: Protect Your Asphalt from Sun, Traffic, and Costly Repairs

Los Angeles is known for many things, but what really brings people here? The sun and the surf. And what is hardest on your asphalt? The sun and the surf – and also, the cars. 

Premature wear and tear on asphalt can cause headaches for property owners. That’s where sealcoating comes in. Whether you own a house, a commercial building or rental space, or you maintain a parking lot in Southern California, having some basic knowledge of sealcoating can save you thousands in damages over the long run.

What Is Sealcoating, And Why Does LA Asphalt Need It?

Sealcoating is the application of a protective liquid coating to asphalt surfaces, such as driveways, private roads, parking lots and other paved areas. It creates a protective seal. Like an umbrella, the sealcoat protects the asphalt from water penetration and UV rays, providing a longer life.

This safeguard is especially important in Los Angeles. LA gets over 250 days a year of sunshine, speeding up the oxidation of asphalt surfaces, which leads to early fading, drying and cracking. A sealcoat acts as a barrier against the damaging effects of sun, standing water and chemicals.

Benefits of Sealcoating in Los Angeles

Protection Against Harsh UV Rays

The southern California sun destroys the asphalt binders more than it does in cooler climates. Sealcoating is like using sunscreen on your pavement. It helps reduce surface oxidation and will stop the pavement from becoming brittle.

Water and Oil Resistance

Water is easily one of the most destructive forces on Earth, not to mention asphalt. Moisture creeps in from our salty coastal air, the occasional storm and even irrigation runoff. Sealcoating prevents the water from penetrating the asphalt. Sealcoating also helps the asphalt withstand damage from oil and gasoline drips in parking lots.

Extended Pavement Life

Properly maintained asphalt will last two to three times longer than an unsealed surface. That means fewer major repairs and a longer interval before whatever has been resurfaced or replaced.

Improved Appearance and Curb Appeal

New sealcoat has a deep black color with a uniform finish that improves the look of home driveways and commercial properties.

Lower Long-Term Maintenance Costs

Sealcoat is much cheaper than scraping off your old asphalt and replacing it with a whole new layer of asphalt. Sealcoating can help minimize crack formation and surface wear, which amounts to savings over time.

Sealcoating for Home Driveways in Los Angeles

Homeowners throughout LA from the Valley to the Westside use driveway sealcoating to protect driveways from sun damage and everyday vehicle use. For residential properties, sealcoating typically:

• Prevents surface cracking

• Increases the value and look of your home

• Reduces dust and surface erosion

Nearly all Los Angeles driveways are a good candidate for sealcoating every two to three years, depending on traffic and sun.

Commercial Sealcoating for Parking Lots and Businesses

When it comes to commercial properties, sealcoating is an asset both in terms of safety and aesthetics. Cracks in pavement are a HUGE trip and fall lawsuit risk. Additionally, a neat, clean parking lot looks professional and safe, which is key to customers and tenants.

The most common commercial Los Angeles sealcoating services include:

• High-durability coatings for heavy traffic

• Added sand for slip resistance

• Match with parking striping for compliance

Maintenance is an easy way owners and property managers can reduce liability for trip hazards, such as cracks, faded lines or surface disintegration.

What You Can Expect With the Sealcoating Process

First of all, you will want to hire an asphalt contractor. Sealcoating uses very specified equipment and knowledge. It’s not a DIY situation. When your asphalt contractor begins the sealcoating, this is what is going to happen:

• Cleaning Surface: Any trash, dirt and oil stains are eliminated

• Crack Sealing: If there are existing cracks then these should be repaired first.

• Sealcoat: It’s either sprayed or squeegeed on

• Drying Time: Typically you have to wait 24 hours for people to walk on your sealcoast, while cars and trucks can drive on the sealcoat the following day. 

It is generally recommended to have a sealcoat applied in warm, dry weather which, usually runs from spring through summer and fall.

Common Sealcoating Mistakes to Avoid

• Applying sealcoat over un-repaired cracks

• Sealcoating brand-new asphalt too soon

• Opting for poor quality materials in the short-term to save time

Is It Worth it To Sealcoat Your Los Angeles Property?

Absolutely. In a city like Los Angeles, sealcoating is an important part of smart pavement maintenance. Whether you are maintaining a residential driveway, or an expansive commercial lot, seal coating will protect your investment, improve the curb appeal and save long term on repair costs.

Ready to sealcoat your asphalt? Give us a call today for a free estimate.