Sealcoating vs Asphalt Resurfacing

What’s the Difference — and Which Do You Need?

If you own a driveway or parking lot in Upstate New York, chances are you’ve heard both terms: sealcoating and asphalt resurfacing. They’re often confused — and sometimes incorrectly used interchangeably — but they serve very different purposes.

Choosing the right one can save you thousands of dollars, extend the life of your pavement, and prevent small problems from turning into major repairs.

Let’s break it down in plain English.

What Is Sealcoating?

Sealcoating is a protective maintenance treatment applied to existing asphalt that’s still structurally sound.

Think of it like sunscreen for your pavement.

What Sealcoating Does:

• Shields asphalt from UV rays, water, salt, oil, and chemicals

• Restores a deep black, like-new appearance

• Slows oxidation and surface deterioration

• Extends pavement life by 5–10+ years when done routinely

What Sealcoating Does Not Do:

• Fix deep cracks or structural failure

• Repair potholes or base damage

• Level sunken or crumbling asphalt

Best Candidates for Sealcoating:

• Driveways or parking lots with minor surface wear

• Pavement with small cracks already filled

• Asphalt that’s less than 15–20 years old

• Properties that want preventive maintenance, not replacement

In the Capital Region, where freeze-thaw cycles, road salt, and heavy moisture are constant threats, sealcoating every 2–3 years is one of the smartest investments you can make.

What Is Asphalt Resurfacing?

Asphalt resurfacing (also called an overlay) is a rehabilitation process, not just maintenance.

It involves installing a new layer of hot asphalt over the existing surface after proper preparation.

What Resurfacing Does:

• Corrects widespread cracking and surface failure

• Smooths uneven areas and improves drainage

• Adds structural strength

• Extends pavement life 10–15 years

What Resurfacing Requires:

• A stable base underneath (no major sub-base failure)

• Milling, patching, and repairs before overlay

• Higher upfront cost than sealcoating

Best Candidates for Resurfacing:

• Pavement with alligator cracking

• Large sections of interconnected cracks

• Surface that’s rough, brittle, or oxidized

• Parking lots that are too far gone for sealcoating — but not ready for full replacement

In Upstate NY, resurfacing is often chosen after years of deferred maintenance, especially on older commercial lots.

Which One Do You Need?

Here’s a simple rule of thumb we use every day:

Choose Sealcoating if:

• Cracks are minimal and already repairable

• Asphalt is intact but faded

• You want to protect your investment early

Choose Resurfacing if:

• Cracks are widespread and interconnected

• The surface is brittle or breaking apart

• Sealcoating would be a temporary cosmetic fix only

If you’re unsure, a professional evaluation can tell you in minutes which option actually makes sense — and which one would just waste your money.

Why This Matters in the Capital Region

Asphalt in Upstate New York faces harsher conditions than most parts of the country:

• Freeze-thaw cycles

• Snowplows and de-icing salts

• Heavy spring moisture

• Hot summer UV exposure

Skipping maintenance here doesn’t just shorten pavement life — it accelerates failure.

Routine sealcoating can delay resurfacing for years. Ignoring both almost always leads to full replacement, the most expensive option of all.

Final Thoughts

Sealcoating and asphalt resurfacing aren’t competing services — they’re different tools for different stages of pavement life.

• Sealcoating protects good asphalt

• Resurfacing saves asphalt that’s starting to fail

The key is choosing the right solution at the right time, especially in our local climate.

How Often Should You Seal Your Driveway or Parking Lot in the Capital Region of Upstate NY?

 

If you own a driveway or parking lot in the Capital Region of Upstate New York, knowing how often to sealcoat your asphalt isn’t just helpful — it’s critical.

Between harsh winters, freeze-thaw cycles, road salt, snow plowing, and hot summer sun, asphalt in this area takes far more abuse than it does in milder climates. That means maintenance timing matters.

Let’s break it down clearly.

How Often Should You Sealcoat a Driveway in Upstate NY?

For most residential asphalt driveways in the Capital Region — including Albany, Schenectady, Troy, Saratoga Springs, and surrounding towns — the ideal schedule is:

Every 2–3 years

Because of our climate, many homeowners are better off staying closer to every 2 years, especially if:

• Your driveway gets full sun
• You plow snow every winter
• You use salt or ice melt
• The driveway sees regular daily traffic

Upstate New York winters are tough on asphalt. Sealcoating on the right schedule helps prevent water from getting in, freezing, expanding, and breaking the pavement apart.

How Often Should You Sealcoat a Parking Lot in the Capital Region?

Commercial parking lots need more frequent attention.

For most properties in the Capital Region:

Every 1–2 years

Parking lots in Upstate NY deal with:

• Heavy vehicle traffic
• Turning tires
• Oil and fluid leaks
• Snow plows scraping the surface
• Salt accelerating surface breakdown

If sealcoating is pushed too far out, small issues turn into large, expensive repairs very quickly.

Why Sealcoating Is Especially Important in Upstate New York

Our region is one of the hardest places to maintain asphalt.

Here’s why:

• Water gets into small cracks
• Temperatures drop below freezing
• Water expands and widens those cracks
• Repeated freeze-thaw cycles cause surface failure

Sealcoating creates a protective barrier that:

• Slows moisture penetration
• Reduces damage from salt and chemicals
• Protects against UV oxidation in summer

It doesn’t stop aging — but it dramatically slows it down.

Signs Your Asphalt Needs Sealcoating (Capital Region Edition)

If you’re seeing any of these, you’re likely due:

• Asphalt turning gray instead of deep black
• Surface looks dry or brittle
• Fine cracks starting to spread
• Water soaking in instead of beading
• Faded parking lot striping

These are early warning signs — and catching them early saves money.

What Happens If You Skip Sealcoating Too Long?

This is where many property owners in Upstate NY get burned.

Instead of routine maintenance, you’re suddenly facing:

• Extensive crack filling
• Patching damaged areas
• Surface failures from plow damage
• Premature resurfacing or replacement

With our winters, asphalt that’s not protected deteriorates much faster than people expect.

A Simple Rule of Thumb for the Capital Region

• Driveways: Every 2–3 years
• Parking lots: Every 1–2 years
• Heavy traffic or harsh exposure: Stick to the shorter end

If you’re unsure, a professional inspection can usually tell you in minutes whether your pavement still has time or if it’s overdue.

Final Thoughts

Sealcoating in the Capital Region of Upstate New York isn’t optional maintenance — it’s smart ownership.

When done on the right schedule, sealcoating:

• Extends the life of your asphalt
• Improves curb appeal
• Reduces long-term repair costs
• Keeps residential and commercial properties looking professional

Proper maintenance always costs less than fixing neglected pavement.