Why Sealcoat?

Protecting Your Investment -
How a Little Maintenance Now Can Save a Lot of Money Later

Your asphalt parking area is a significant portion of your property investment. Regular maintenance including sealcoating Coal Tar Emulsion (CTE) sealer will keep your asphalt looking great while significantly extending the life of your pavement at minimal cost.

Extends the Life Cycle

Sealcoating with CTE makes asphalt last longer. Period. As soon as asphalt is laid it begins to deteriorate. In addition your asphalt being weakened by constant attack from sunlight, rain, and air pollution, gasoline and oil from vehicles also destroy the asphalt binder making it susceptible to fading, cracking, raveling, and potholes. A CTE sealcoat seals out the destructive elements.

Saves Money

Preventative maintenance greatly extends the life of your pavement reducing the need for more expensive repairs and premature replacement.


Sealcoating enhances the look of your property by renewing the rich, black surface of brand new asphalt. A well cared for lot projects a positive image of your property.


When pavement is not properly maintained, potholes and raveling are commonplace. Parking lot owners are liable for damages due to potholes and slip and falls on their property.

Sealcoating your parking lot

When to Sealcoat

Experts recommend sealcoating new asphalt within the first year of installation, but not in the first 90 days. Sealcoating early and regularly thereafter will significantly improve the pavement's useful life. A CTE sealcoat should be applied every two to four years depending on the wear of the previous application.

If you have sealcoated your asphalt in the past, it is recommended that you apply CTE again every 2 to 4 years, depending on the wear of the previous applications.

Pavement Life Cycle

Your Pavement Life Cycle

* This chart is designed to demonstrate the potential extension of pavement life when properly maintained with CTE sealer and crack repairs. Beyond proper maintenance, actual service life of pavement is dependent upon original construction, environmental conditions and traffic volumes and types.

How Sealing Works

Sealcoating is called such because it provides a seal over asphalt to protect it from being damaged by oils, rain, sprinklers, sunlight, and other elements that degrade the binder that holds it all together. Crack repair with crackfill before sealcoating protects the asphalt base from water intrusion. Together, the end product is asphalt with a smooth, dark finish that is protected from erosion.

Cutaway of pavement before sealcoating
Pavement Before Sealcoating and Crackfill

Cutaway of pavement after sealcoating
Pavement After Sealcoating and Crackfill


What Should I ask the Contractor?

Q. What type of Sealer are you applying?
Asphalt emulsion or Coal Tar emulsion? See chart below

Q. What is your mix design?
The Pavement Coatings Technology Center (PCTC) recommends that pavement sealers be mixed with water, sand and quality additives prior to application. The water assists in uniformed application, the sand provides a slip/skid resistant surface and a quality additive improves durability, fuel resistance, drying time and color uniformity of the sealer. Over dilution by water is the most common method of cutting costs. Insure your contractor does not exceed the maximum dilution recommendation of the manufacturer.

Q. How many coats of sealer do you apply?
The PCTC recommends a minimum of two coats and a third coat in high traffic areas. Note that one thick coat is not recommended over multiple thinner coats. Such applications can produce curing, tracking and cracking problems.

Q. What is your application rate?
Besides the quality, the most significant factor to the sealer's longevity is directly related to it's thickness. The PCTC recommends a minimum of one gallon of properly mixed pavement sealer for every four square yards of pavement.

Q. How will you repair the cracks?
Crack repair is essential to maintaining and extending the life of your pavement. Pavement sealers are not designed to fill or repair larger than hairline surface cracks. Larger cracks must be repaired with special flexible crack sealers and fillers.

Preserve Your Pavement Investment - Demand Coal Tar Emulsion Sealer!

Coal Tar Emulsion (CTE) sealer is the proven, preferred method of enhancing and protecting your asphalt pavement. Only CTE truly offers resilient protection against the environmental elements that are destroying your parking lot.



Proven Performance


Asphalt Emulsion (AE) coating is a relatively new product that has gained popularity simply for its lower cost and higher profit margin over CTE sealer. The contractor's savings is at your cost. CTE sealer performs better over time and has been used to effectively protect pavements for over 60 years.

Fade Resistant


AE coating is more susceptible to early fading (graying) than CTE sealer which has greater resistance to UV rays of sunlight. CTE sealer stays blacker longer.

Fuel Resistant


One of the main functions of sealcoating is to serve as a protective barrier to oil and other petroleum products that drip from vehicles and degrade the binder that holds the asphalt together. Only CTE sealer is resistant to petroleum and can be considered a true “sealer” for this reason.

Wear Resistant


CTE sealer has superior adhesion to the asphalt surface and cohesion to itself resulting in a longer lasting protective coating than AE coatings provide.

Weather Resistant


Sun, rain, heat, cold, and wind all contribute to the deterioration of asphalt pavement. CTE sealer far exceeds AE coatings in its resistance to the weather and other environmental elements.


Find a Contractor Browse Pavement Sealers