As a business owner in South Carolina, your parking lot is one of the first things people notice, and signs of wear can leave a lasting impression. Cracks, faded surfaces, and oil stains affect appearance and often signal deeper damage underneath.
Asphalt holds up well, but it breaks down faster than expected without regular sealing. Sun, rain, traffic, and spills all take a toll, especially in a moist, humid climate.
So, how often should you seal an asphalt parking lot to keep it protected and looking sharp? Learn what affects the ideal sealing schedule, why timing matters, and how a professional asphalt construction partner like Howell & Simmons Construction & Paving Company, Inc. can help you plan for long-term durability.
Why Sealcoating Matters
Asphalt holds up well under pressure but still needs protection, especially in South Carolina’s intense heat, heavy rain, and storm seasons. UV rays, standing water, oil, and chemical spills all speed up surface oxidation and wear. Left unchecked, those small cracks and faded spots can quickly become potholes, crumbling edges, and costly repairs.
Sealcoating is a liquid asphalt-based material applied in a thin layer over the surface. It forms a protective coating that shields the pavement from moisture, sunlight, and traffic-related damage.
When applied regularly, sealcoating slows deterioration, improves appearance, and helps extend the life of your parking lot, avoiding early repaving costs.
Ideal Frequency for Sealcoating
In most cases, commercial asphalt parking lots should be sealed every 3 to 5 years. However, several factors might influence the timeline:
- High-traffic areas. If your lot sees constant use from cars, trucks, or delivery vehicles, you may need to seal it every 1 to 2 years.
- Weather conditions. Charleston’s humidity and storm seasons wear down asphalt faster. Local businesses often seal every two years, which is on the more frequent end of the recommended range.
- Age of the pavement. New asphalt should typically be sealed after the first 6 to 12 months of curing. After that, follow a regular maintenance schedule.
- Previous maintenance. If your parking lot hasn’t been properly maintained or sealed on time in the past, you might need more frequent applications to restore its condition.
Commercial asphalt paving lasts longer when professionally installed and sealed on the right schedule. Our Howell & Simmons Construction & Paving Company, Inc. specialists can inspect your lot and recommend a maintenance plan that protects your investment.
Signs It’s Time To Seal Your Asphalt
Even with regular maintenance, asphalt eventually shows wear, and knowing when to seal can prevent bigger issues. Watch for these signs:
- Faded color (gray instead of black)
- Hairline cracks or surface wear
- Standing water or pooling after rain
- Small potholes beginning to form
- Oil or chemical stains not absorbing properly
If you notice these changes, contact a commercial construction company to assess the damage and recommend next steps. At Howell & Simmons Construction & Paving Company, Inc., our professional team will evaluate your lot and create a sealcoating plan that restores protection and appearance.
Sealcoating and Your Bottom Line
Many business owners delay sealcoating because they’re worried about cost, downtime, or disruption, but waiting too long often leads to bigger, more expensive repairs.
Sealcoating is a proactive step that protects your lot and your budget. When planned right, it’s fast, affordable, and keeps your business running smoothly. Here’s how it pays off:
- Improves curb appeal and creates a professional first impression
- Promotes safety with a smoother surface for vehicles and pedestrians
- Reduces the need for expensive repairs and full replacement
- Keeps your business ADA-compliant by preserving striping and pavement markings
As a trusted commercial asphalt paving company, Howell & Simmons Construction & Paving Company, Inc., works around your schedule to minimize disruption, so your lot stays protected without slowing down your business.
Trust the Charleston Experts in Commercial Asphalt Paving
At Howell & Simmons Construction & Paving Company, Inc., we bring nearly 40 years of experience to every job. Based in Hanahan, SC, our team serves businesses throughout Charleston and the surrounding Lowcountry communities.
From commercial asphalt paving in Charleston, SC, to long-term pavement maintenance and sealcoating, we’re your trusted asphalt construction partner. Our clients include retail centers, industrial facilities, office parks, and municipalities.
Contact us today for a quote or to schedule an on-site evaluation—we’ll help you protect your investment and plan for the future.