Asphalt Maintenance Guide
Sealcoating vs. Resurfacing: Which Does Asphalt Need?
Sealcoating protects a suitable surface; resurfacing installs a new asphalt layer. Neither should hide unresolved structural failure.
Sealcoating and resurfacing serve different purposes. Choosing between them starts with whether the pavement is structurally sound, how far damage has progressed, and what is happening in the base and drainage system.
Sealcoating is a preservation treatment
Sealcoating applies a protective coating over suitable asphalt and restores a dark, uniform appearance. Cracks need separate preparation and filling, and failed pavement must be repaired rather than coated over.
Resurfacing adds new asphalt
Resurfacing places and compacts a new asphalt layer over prepared pavement. It can renew a broadly worn surface, but localized failures and transitions must be addressed before the overlay.
The visible color does not decide
A faded driveway may still be a sealcoating candidate if it is stable. A darker surface can still need repair if it has movement, soft spots, settlement, or drainage problems. Condition matters more than color.
Some pavement needs neither treatment first
Potholes, failed base areas, widespread movement, and standing water require diagnosis and correction. Preservation or resurfacing should follow the repair plan, not replace it.
Good to Know
Common questions
Does sealcoating fill cracks?
No. Cracks require separate cleaning and filling. Sealcoating is a surface treatment, not a structural crack repair.
Can resurfacing cover potholes?
Failed areas should be removed and repaired before an overlay. Simply covering them can allow the underlying problem to affect the new surface.
Can you tell which treatment I need from a photo?
A photo can show surface appearance, but grade, movement, drainage, and base condition are better evaluated on site before making a recommendation.