4 Things All Property Managers Should Know About Sealcoating

4 Things All Property Managers Should Know About Sealcoating

Property managers who will be put in charge of an asphalt surface, whether it is an extension of commercial property or a residential one like a driveway, need to know about seal coating. Seal coating is an essential part of asphalt maintenance.

For asphalt paving and maintenance services in Orlando, FL, contact CAM Services or Click here to get a free estimate.

If you want to find out a bit more about seal coating, look at the information we have presented below.


The function of the seal coating is to protect the asphalt surface from damage. A seal coat is a protective layer that is painted on the asphalt. It fills minor cracks and stops any moisture, dust, debris, oil, or any harmful substance from entering into the pavement.

A seal coat protects the surface against staining and discoloration, so it looks fresh for a long time.

It protects the asphalt against exposure to weather elements that can potentially damage the surface like UV rays from sunlight and moisture from rainfall or snowfall. A seal coat also protects against deicers and other chemicals that might be used on the surface.


Checking the weather forecast is very important before scheduling a seal coating project. Seal coating requires certain conditions that, if not met, will end up ruining the whole coat. Three main things need to be checked – temperature, moisture, and sunlight. The perfect time to schedule a seal coat is early morning in summers.

The humidity should be low, and the pavement should be dry. There should be rainfall for at least 24 hours before the seal coating is done, and it shouldn’t be there till 48 hours after it is applied. There shouldn’t be any fog or snowfall either.

Heat is better for seal coating as it helps the surface cure quickly. The temperature should not fall anywhere below 50°F while the curing process is complete the second time.

Finally, the day should be longer to maximize the amount of sunlight the pavement receives during the curing or drying process. A cloudy day or shade delay the curing process. Make sure you start early in the morning so both coats can be done during the daylight.


An asphalt surface typically requires a new seal coat every 3 to 4 years or once the existing one has worn off. The first seal coat on a new asphalt surface should be done after 4 to 8 weeks of paving because, by that time, the material has settled so no damage will be done to the surface.

Don’t wait too long after your surface is paved or other factors like stains and cracks might start to appear on it.


A seal coat forms a smooth barrier between the asphalt surface and unwanted material like organic matter or snow, making it easier to clean. So it is easier to blow off leaves and remove debris or snow from the asphalt surface.

Are you looking for an expert sealcoating service for your asphalt pavement? CAM Services offers premium, cost-effective solutions to homeowners, property managers, and other entities in Orlando, FL. Click here to get a free estimate.