Sealcoating is one of the most effective—and affordable—ways to protect your asphalt and keep your parking lot looking great. It acts as a barrier against water, oil, sun, and chemical damage, helping to prevent costly repairs and preserve the smooth, black finish of freshly paved asphalt. To get the best results, however, our Troy, MI, asphalt maintenance contractor wants property owners to remember that timing matters.
So, when is the best time of year to schedule parking lot sealcoating? The short answer: late spring through early fall. The longer answer involves weather conditions, temperature, and giving the sealer enough time to properly cure.
Here’s what else you need to know about the .
Ideal Weather Conditions for Sealcoating
Asphalt sealcoating is temperature- and weather-sensitive. For proper application and curing, the air and surface temperatures need to be at least 50°F and rising—and ideally between 60°F and 85°F. If it’s still dipping down quite low either at night or during the day, it might be best to wait. The sealer requires several hours of dry, sunny weather after it’s applied to bond with the surface and harden correctly. Conditions that are too cold or humid can lead to the sealant not setting properly, which compromises its durability and performance.
To give you a monthly timeframe, the sweet spot for sealcoating a parking lot is between late April and early October, depending on your location. During this window, daytime temperatures are typically warm enough, and the chance of unexpected rain is lower. Scheduling with our commercial asphalt sealcoating contractors during these months ensures the sealer cures evenly and forms a strong, lasting protective layer.
Why Sealcoating Is Worth It
Many business and property owners think is mostly cosmetic—but it’s much more than that. Yes, it gives your lot that fresh, dark black finish, but the real value is in protection. Sealcoating shields your asphalt from UV rays that dry out and crack the surface. It also blocks water infiltration, which is a major cause of potholes and pavement breakdown.
Over time, unprotected asphalt becomes brittle, oxidizes, and develops cracks. These cracks let in water, which freezes and expands in colder months—leading to more (plus the need for asphalt crack sealing) and eventual structural failure. Regular sealcoating helps prevent this cycle, extending the life of your surface and reducing the need for more extensive asphalt resurfacing or replacement down the line.
Professional asphalt sealcoating every 2–3 years is a key part of any solid asphalt maintenance plan, especially for commercial properties with high traffic. Combined with timely crack repair and occasional parking lot line striping, sealcoating keeps your lot safe, clean, and looking sharp.
Sealcoating After Paving or Resurfacing
If you’ve recently had asphalt paving or resurfacing performed, you might think your lot doesn’t need sealcoating right away. But after the new asphalt has had time to cure—usually around 3 to 6 months—sealcoating is recommended to lock in the oils and protect the fresh surface from early wear.
It’s the finishing touch that helps you get the most out of your investment and maintain that freshly paved look for years to come.
Plan Ahead with Professional Asphalt Sealcoating
The best results come from planning ahead. To make sure your lot gets the attention it needs without disrupting your operations, it’s smart to schedule with our , well in advance. Whether you’re protecting a new lot or maintaining an existing one, we’ll help you choose the right time and deliver results that last. Call American Asphalt Paving & Sealcoating today at (248) 879-5900 or contact us online to request a quote.