If you’ve ever noticed a freshly paved driveway or parking lot with that deep, dark finish—it probably wasn’t brand-new asphalt. It was sealcoated. Sealcoating is one of the simplest, most effective ways to protect your asphalt from damage and keep it looking sharp year after year. But what exactly does it do, and how often should you have it done?

At R&R Paving, we’ve been sealcoating asphalt surfaces across Nashville and Middle Tennessee for over three decades. Here’s what every homeowner and business owner should know about this essential part of pavement maintenance.

What Sealcoating Really Does

Sealcoating isn’t just for looks—though it definitely enhances curb appeal. Think of it as sunscreen for your asphalt: a protective layer that shields against everything that causes pavement to deteriorate over time.

Here’s what it protects against:

• UV Damage: The sun’s rays oxidize asphalt, causing it to fade, dry out, and crack. Sealcoat blocks those rays, keeping the surface flexible and rich in color.

• Water Penetration: Moisture is the biggest enemy of asphalt. Sealcoat creates a waterproof layer that prevents rain or melting snow from seeping into the base and causing potholes.

• Chemicals & Oil: Vehicle fluids and road salts eat away at unprotected asphalt. Sealcoating resists these corrosive materials and makes cleanup easier.

• Surface Wear: Regular traffic slowly wears down asphalt. Sealcoat acts as a buffer, extending the pavement’s life by years.

In short, sealcoating doesn’t fix existing problems—but it keeps good asphalt good for much longer.

How Often Should You Sealcoat?

There’s no one-size-fits-all answer, but in Tennessee’s hot summers and rainy seasons, most driveways and lots benefit from sealcoating every 2 to 3 years.

Here’s a general guide:

• New asphalt: Wait at least 6 months before sealcoating for the first time.

• Residential driveways: Every 2–3 years depending on traffic and exposure.

• Commercial parking lots: Every 1–2 years due to heavier traffic and vehicle wear.

If you notice the surface turning gray or showing light cracks and fading, that’s a good sign it’s time for another coat.

What Happens If You Don’t Sealcoat?

Skipping sealcoating might save you money in the short term, but it will cost you later. Without protection, asphalt oxidizes, loses flexibility, and cracks faster. Once cracks appear, water gets in—and that’s when potholes, alligator cracking, and costly resurfacing come into play.

Sealcoating is preventive care. For every dollar you spend on sealcoating, you can save up to ten dollars in future repairs.

When’s the Best Time to Sealcoat?

Sealcoating requires dry conditions and warm temperatures (above 50°F). That’s why late spring through early fall is the best window in Middle Tennessee. R&R Paving schedules projects based on ideal weather patterns to ensure proper curing and the longest-lasting results.

Why Choose R&R Paving?

Since 1989, R&R Paving has been Nashville’s trusted expert in asphalt paving, repair, and maintenance. Our sealcoating process uses premium materials, careful preparation, and professional application—so your pavement stays strong, smooth, and beautiful for years to come.

Ready to protect your asphalt the right way?
📞 Call us today at (615) 824-6590 or schedule your free estimate online.

Keep your driveway or parking lot looking new, safe, and built to last—with sealcoating done by the professionals who know Tennessee pavement best.