Sealcoating vs. Overlays: What Are the Differences?

One of the most common questions we see in the asphalt business is about the difference between sealcoating and getting an overlay. The reality is that these two services are very different; they are used to accomplish different goals and both will likely be done over the lifetime of a pavement surface. This article will hopefully explain the differences between the two and which may be best for you, and answer most of the questions that you may have.

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A sealcoated lot helps improve aesthetic and the health of a paved lot, but will not erase prior damages like cracks.

What are the differences?

Sealcoating and overlays are not synonymous types of maintenance - they vary greatly in purpose, method, and pricing. Because both involve placing new material over existing surfaces, these two methods are confused as the same or similar by many customers. The best way to distinguish the difference is to think of them this way: sealcoating is a preventative measure to protect a surface, while overlay is a reactive process to resurface already damaged asphalt.

Sealcoating is a protective method, used to keep pavement sealed and protected from the elements, extending its lifetime and keeping the surface looking clean and fresh. Sealcoating involves spraying a liquid asphalt-based sealant over an existing surface. This is done to protect the asphalt from damages caused by water and wind erosion, UV rays, chemical evaporation, and other environmental damages. This process has the added bonus of creating a dark, aesthetically pleasing refresh to aging pavement.

Overlays, also known as "asphalt resurfacing", are done to replace significantly damaged surfaces by placing a new asphalt layer over the old one. This is done when a section of pavement surface is too damaged for continued maintenance to be effective, but the existing asphalt base is still intact and stable enough to place new mix on top of rather than needing to be fully removed and replaced. Several inches of new asphalt hot-mix are placed over the current surface, creating a new pavement top.

How do I know which is right for me?

One of our estimators or office staff can always help you decide which option is best for your lot. However, sometimes you can be given both options as viable solutions for your maintenance needs. The three main considerations for choosing between these two options are existing damages, time frames, and budgets.

Sometimes the existing damage to a lot is not quite significant enough to only offer an overlay. At this time, both maintenance and replacement options will usually be offered, as well as timeframes when the larger scope of work should preferably completed by. If you feel that the visible damages have too much of a negative impact on your lot or business, you may opt for the replacement method of overlay sooner. However, once a surface becomes too degraded it is no longer feasible to sealcoat, as the sealer struggles to adhere well to the surface and the subsurface erosion is likely to continue. At this point, most companies like Black Pearl Asphalt will only offer sealcoating without a warranty period. This is most often done in cases where budget or existing time commitments may not allow for immediately overlaying the damaged pavement.

Time frames and budgeting are often the bigger factors most customers consider when picking between the two. Overlays, in general, are significantly pricier than maintenance options like patching, cracksealing, and sealcoating. However, overlays are also more inexpensive than other replacement options like repaving. In scenarios where budgets are constrained annually, we see our customers get bids for future overlays early in order to budget for them in upcoming years. Other customers feel that spending the larger amount upfront is better for their needs. Time commitments are another factor. A good example we have run into are instances like hotels or churches that host frequent events. The needs of their business reflect their commitments, sometimes resulting in pushing something off or moving it forward to better align with their specific calendars.

How often should these be done?

Because sealcoating is such a good protective measure, getting it done regularly can also prevent the need for more costly repairs for longer. The frequency of sealing depends largely on how much traffic a surface might see, but is generally recommended to be done every 3 to 5 years. Most evidence shows that getting an asphalt surface sealed regularly can extend a pavement's lifetime upwards of 10 years. This is significant when the expected life of an unmaintained asphalt surface at the time of install is considered to be less than 10 years in places like Colorado, due to things like the local weather and other elemental factors. Ideally, an overlay would only need to be done once a pavement's lifetime has come to an end.

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If you have any questions about which option is best for you, or how often you might need one of these surfaces done, you can always contact our office at Black Pearl Asphalt. We will go over your specific needs, budgets, and any other factors so that you can make the best decision for you or your business. You can also check out some of our other Articles if you are interested in more information about the asphalt industry and services.

--Written by:

Rachelle Payeur

Black Pearl Asphalt