Sealcoating 101: How Often Should You Do It — and What Happens If You Skip It
For many Middle Tennessee homeowners and business owners, asphalt looks tough enough to handle anything — sun, storms, heavy vehicles, daily wear. But the truth is, asphalt is constantly breaking down, and one of the most effective ways to protect it is with regular sealcoating.
Sealcoating is more than just making your driveway or parking lot look new again. It’s a protective barrier that extends the life of your pavement, saves you money, and prevents serious structural problems over time. Here’s everything you need to know about when to apply it — and what it really costs to delay it.
What Exactly Is Sealcoating?
Sealcoating is a liquid protective layer applied to the surface of asphalt that:
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Shields it from UV rays
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Prevents water penetration
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Protects against oil and chemical spills
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Minimizes oxidation
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Keeps the surface smooth, rich, and durable
It acts like sunscreen + waterproofing + armor — all in one.
How Often Should You Sealcoat in Middle Tennessee?
Climate matters. Here in Tennessee, we get:
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High heat
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Intense sun
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Seasonal storm patterns
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Occasional freeze-thaw cycles
These conditions age asphalt faster than in many other regions.
Recommended timing:
🔹 Every 2–3 years for residential driveways
🔹 Every 1–2 years for commercial lots with heavier traffic
If your driveway or parking lot sees more trucks, trailers, delivery vans, or heavy equipment, you may need it more often.
Freshly paved asphalt should cure for 6–12 months before its first sealcoat.
Why Sealcoating Matters: What Happens If You Skip It
Skipping just one cycle of sealcoating may not show immediate damage — but underneath, problems start building fast.
1. UV Rays Break Down the Asphalt Binder
Asphalt fades from black to gray for a reason.
Sun exposure dries out the binding oils, making the pavement brittle and causing small cracks to appear everywhere.
2. Water Begins to Seep Below the Surface
Once cracks form, water gets in… and water is asphalt’s worst enemy.
It weakens the foundation layer beneath, eventually causing:
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Potholes
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Alligator cracking
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Sinking or heaving sections
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Erosion around the edges
3. Oil & Chemical Stains Start Eating the Pavement
Driveway drips, gas spills, and vehicle fluids dissolve unprotected asphalt.
Sealcoat creates a barrier that blocks those chemicals from reaching the asphalt.
4. Cracks Expand Much Faster
Tiny cracks become bigger cracks.
Bigger cracks become potholes.
Potholes become expensive headaches.
Sealcoating slows all of this down dramatically.
5. You’ll Pay More for Repairs and Paving Later
Skipping sealcoating for a few years can easily turn a $0.20/sq ft maintenance cost into a $2–$5 per sq ft repair or resurfacing cost.
Prevention is always cheaper than replacement.
Signs Your Asphalt Is Overdue for Sealcoating
Look for:
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Faded gray color
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Hairline cracking
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Rough or brittle texture
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Water pooling
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Surface looks chalky or dry
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Oil stains that won’t lift
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Dust coming off the pavement
If you notice more than one of these, you’re past due.
The Benefits of Regular Sealcoating
Done at the right intervals, sealcoating:
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Extends pavement life by 5–10 years
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Cuts future repairs by 50% or more
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Boosts curb appeal
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Helps asphalt resist weather and heavy vehicle wear
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Maintains a smooth, safe surface
For businesses, a well-maintained lot also creates a better first impression for customers and reduces liability risks.
Should You DIY or Hire a Pro?
While DIY kits exist, professional sealcoating has major advantages:
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Better surface prep
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Commercial-grade materials
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Proper crack sealing before coating
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Uniform, long-lasting application
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Longer lifespan
A professional sealcoat simply lasts longer — especially in Middle Tennessee’s climate.
Need Sealcoating? J&J Asphalt & Paving Has You Covered
Whether you’re maintaining a long gravel driveway, a private road, or a commercial parking lot, regular sealcoating keeps your investment protected.
J&J Asphalt & Paving offers:
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Residential driveways
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Parking lots
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Tar-and-chip
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Resurfacing
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Sealcoating
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Maintenance packages
If you want longer-lasting asphalt and fewer costly repairs down the road, sealcoating is the simplest and smartest step.
Ready to talk about your project?
Request an estimate and we’ll schedule a time to look at your driveway, lot, or roadway.