Resurfacing vs. Sealcoating: Which Pavement Solution Fits Your Needs?
When it comes to keeping asphalt in top shape, property owners in Michigan often face a common question: should you resurface your parking lot or driveway, or is sealcoating enough? At Asphalt Express, we help homeowners and business owners understand the difference so they can make the right choice for their asphalt investment.
Both services protect your pavement and extend its lifespan—but they serve different purposes and address different levels of wear.
What Sealcoating Does
Sealcoating is a protective layer applied directly to the asphalt surface. It’s designed to shield pavement from:
Water penetration
UV damage
Oil, gas, and chemical spills
Oxidation and surface cracking
Think of sealcoating as a “sunscreen” for your asphalt. It slows deterioration, fills minor surface imperfections, and keeps your driveway or parking lot looking fresh. Asphalt Express recommends regular sealcoating maintenance for both residential and commercial properties to prevent small issues from turning into major headaches.
Ideal Candidates for Sealcoating
Sealcoating works best on asphalt that is structurally sound. If your pavement has minimal cracks, smooth surfaces, and no major potholes, sealcoating can protect it for several more years. For commercial parking lots and residential driveways alike, this is a cost-effective way to extend pavement life without major repairs. Learn more about sealcoating benefits for Michigan driveways and parking lots.
When Resurfacing Is Necessary
Resurfacing, also called an asphalt overlay, involves applying a new layer of asphalt over existing pavement. Unlike sealcoating, resurfacing addresses structural problems like:
Surface cracks and ruts
Worn or uneven pavement
Minor base deterioration
Resurfacing restores a smooth, durable surface and prepares the pavement for long-term use. At Asphalt Express, parking lot resurfacing is a common solution for commercial properties with moderate wear, allowing businesses to extend pavement life without full removal and replacement. For deeper issues, asphalt milling or full removal and replacement may be necessary.
Ideal Candidates for Resurfacing
Resurfacing is the right choice when the asphalt shows visible signs of aging or surface failure, but the base remains mostly intact. If your pavement has deep cracks, potholes, or uneven areas, resurfacing can restore functionality and prevent further deterioration. Check our guide on asphalt resurfacing vs. mill and overlay to see which method fits your lot best.
Cost and Longevity Considerations
Sealcoating is generally less expensive than resurfacing, but it only protects the surface. For asphalt that’s already showing wear, sealcoating alone won’t fix underlying issues.
Resurfacing costs more upfront but delivers longer-lasting results. By addressing surface-level damage and creating a smooth, uniform layer, it can prevent more costly repairs later, including asphalt milling or full removal and replacement. For businesses, timely resurfacing can save money and hassle, as explained in our parking lot resurfacing guide.
Choosing the Right Solution
At Asphalt Express, we evaluate every property individually. Factors we consider include:
Traffic load and usage
Current asphalt condition
Age of the pavement
Drainage and base stability
This helps determine whether sealcoating alone is sufficient or if resurfacing is the smarter choice. Often, a combination works best: resurfacing first, followed by sealcoating to protect the renewed surface. For a detailed maintenance plan, check our commercial parking lot maintenance checklist.
Final Thoughts
Both sealcoating and resurfacing are essential tools for maintaining asphalt, but they serve different purposes. Sealcoating is preventative and protective, while resurfacing restores and renews. Choosing the right solution depends on your pavement’s condition, traffic demands, and long-term goals.
For Michigan property owners, proper evaluation and professional services make all the difference. Asphalt Express offers comprehensive solutions—from sealcoating maintenance to parking lot resurfacing, paving, and asphalt milling—to keep your asphalt looking great and performing well for years.
Contact Asphalt Express today to determine which pavement solution fits your needs and protect your asphalt investment the right way.
