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.
