Asphalt surfaces are a significant investment for any property—whether you’re managing a commercial parking lot, a private roadway, or an industrial yard. Like any investment, proper maintenance is key to longevity, appearance, and performance. One of the most effective and affordable maintenance strategies is sealcoating.
This article explores the role of sealcoating in asphalt maintenance, how it works, its benefits, and why property owners across Texas—especially in regions like Odessa and Midland—should include sealcoating as part of their pavement care plan.
What Is Sealcoating?
Sealcoating is the process of applying a protective coating to the surface of asphalt pavement. It acts as a barrier, shielding the asphalt from damaging elements such as water, oils, UV rays, and oxidation.
Sealcoating is typically composed of a mixture of refined coal tar, asphalt emulsions, or petroleum-based products, along with mineral fillers, polymers, and other additives to enhance performance.
The process is usually done using a spray or squeegee application after the asphalt has been cleaned and prepped. Once cured, the surface has a uniform, dark black appearance and is significantly more resistant to environmental damage.
The Science Behind Asphalt Degradation
To understand the value of sealcoating, it’s helpful to know how asphalt deteriorates. Asphalt is a flexible, petroleum-based surface that includes aggregates (stone, sand, gravel) bound by asphalt cement.
Over time, exposure to sun, water, air, and chemicals begins to break down this binder:
- UV rays from the sun cause the asphalt to oxidize, turning it brittle and gray.
- Water penetrates cracks, weakening the base and causing potholes.
- Oil and chemical spills soften the asphalt binder, leading to surface wear.
- Freeze-thaw cycles cause expansion and contraction that splits pavement open.
Left untreated, even small cracks can evolve into costly structural failures.
Key Benefits of Sealcoating
1. Protection from Oxidation and UV Damage
In sunny climates like Texas, UV exposure is constant. Sealcoating blocks the sun’s harmful rays, slowing the oxidation process that causes asphalt to become dry and brittle. This extends the lifespan of your pavement significantly.
2. Moisture Barrier
Sealcoating fills surface voids and creates a watertight surface, preventing moisture from seeping into the pavement. This is essential in areas where rainfall or drainage problems can undermine the sub-base.
3. Chemical Resistance
Commercial properties are often exposed to oil, gas, and deicing agents that can break down asphalt binders. Sealcoating creates a resistant layer that makes cleanup easier and prevents chemical penetration.
4. Enhanced Appearance
A freshly sealed asphalt surface looks new. The deep black finish improves curb appeal and gives a positive first impression for customers, tenants, and visitors.
5. Reduced Long-Term Repair Costs
Routine sealcoating helps prevent cracks and potholes from forming in the first place. This significantly reduces the need for expensive patching or resurfacing work down the line.
6. Improved Pavement Flexibility
Sealcoating keeps the surface supple by helping retain essential oils in the asphalt binder. This allows it to flex under traffic without cracking.
When Should You Sealcoat?
Asphalt sealcoating is not a one-and-done procedure. It should be part of a regular pavement maintenance plan.
- New asphalt: Should be sealed 6–12 months after installation to allow for proper curing.
- Existing pavement: Should be resealed every 2–3 years depending on usage and exposure.
High-traffic areas like shopping centers or industrial yards may benefit from more frequent applications.
Ideal Conditions for Sealcoating in Texas
The best time to apply sealcoating in Texas is during the spring through early fall when temperatures are consistently above 50°F. Warm weather allows for proper curing and bonding. In dry West Texas regions like Odessa and Midland, timing applications around seasonal rainfall is key.
Sealcoating during cooler months or during peak summer heat can impact curing and may affect the final appearance and performance of the coating. Working with an experienced contractor ensures proper scheduling and ideal results.
Common Myths About Sealcoating
“Sealcoating fixes cracks and potholes.”
Not exactly. While sealcoating offers surface protection, it doesn’t replace proper crack filling or patchwork. Cracks should be filled and the surface cleaned before applying sealcoat for best results.
“Sealcoating is only cosmetic.”
While it does improve aesthetics, sealcoating offers real structural benefits by protecting the surface and slowing wear. It’s a maintenance essential, not just a visual upgrade.
“It’s too expensive.”
Compared to full-depth asphalt replacement, sealcoating is highly cost-effective. Think of it like changing the oil in your car—it helps you avoid major repairs later.
How to Prepare for a Sealcoating Project
Proper planning ensures minimal disruption and a high-quality finish. Here’s what you can expect:
- Surface Evaluation – A professional will assess the condition of your asphalt and recommend the right prep work.
- Cleaning and Crack Sealing – All debris, oils, and vegetation are removed. Cracks are cleaned and filled.
- Barricades and Scheduling – The area will be blocked off, and the schedule coordinated to minimize traffic impact.
- Sealcoat Application – Using spray or squeegee methods, a uniform coat is applied across the surface.
- Cure Time – Most lots are ready for light traffic within 24–48 hours depending on weather.
Why Regular Sealcoating Is Critical in West Texas
Odessa and surrounding areas are known for their harsh climate and heavy industrial activity. Pavement here takes a beating—from oilfield truck traffic to intense heat and high UV exposure.
Sealcoating in this environment isn’t optional—it’s a necessity. Failing to seal your asphalt can result in early deterioration, surface erosion, and expensive replacement far sooner than expected.
Commercial facilities, schools, hospitals, and industrial yards all benefit from having sealcoating on a consistent schedule to protect against this wear.
Choosing the Right Sealcoating Contractor
Not all sealcoating jobs are equal. When hiring a contractor, look for:
- Experience in local climate conditions
- Proper surface prep and crack sealing
- High-quality, commercial-grade materials
- Clear scheduling and minimal downtime
- Knowledge of ADA compliance and striping standards
Seal the Deal with Permian Paving
At Permian Paving, we understand Texas pavement better than anyone. With years of experience serving Odessa, Midland, and surrounding communities, we provide reliable asphalt sealcoating services that protect your investment and extend the life of your surface.
Our team uses commercial-grade products and proven techniques to deliver uniform coverage, proper adhesion, and long-lasting results. From retail parking lots to high-traffic industrial yards, we tailor every sealcoating project to your property’s needs.
We don’t just seal asphalt—we preserve value.
Ready to Schedule Sealcoating in Odessa or Midland?
Let’s put a long-term plan in place for your pavement. Contact Permian Paving today for a free site evaluation or to get on our sealcoating schedule for the season.