Businesses with parking lots and commercial roadways must prioritize ongoing maintenance to ensure these paved surfaces hold up and support daily vehicle and foot traffic. Property managers and facility owners should have a basic understanding of the different asphalt maintenance tactics utilized in the industry so they can best decide which is ideal for their property. At Doctor Asphalt, we are a premier paving contractor that provides new pavement installation, repairs, and routine maintenance for businesses of all sizes.
In this guide, we'll be explaining the difference between two maintenance services sealcoating and microsurfacing, what each treatment entails, when to use one over the other, the costs involved and the benefits. Keep reading to learn the difference between sealcoating and microsurfacing so you can determine which is best for your paved investment.
What is Miscosurfacing?
Microsurfacing is a pavement maintenance treatment that adds a thin yet durable layer on top of existing asphalt. This restores pavement color, improves skid resistance, seals against water intrusion, prevents oxidation and minor surface deterioration, and extends the life of the pavement without requiring a full replacement.
What is Sealcoating?
Sealcoating is the process of applying a protective sealant to asphalt. This helps to shield it from water, sunlight, oil, and everyday wear. Sealcoating helps improve appearance and slow down surface damage, but it does not add structural strength or fix deeper pavement issues.
Learn About The Benefits of Regular Asphalt Maintenance for Commercial Properties
Key Differences Between Microsurfacing and Sealcoating
Microsurfacing and sealcoating are both preventive maintenance measures for asphalt surfaces, but there are considerable differences between the two. Let’s take a closer look at these distinct pavement services to help you understand what is ideal for your needs.
| Feature | Microsurfacing | Sealcoating |
| Purpose | Adds a thin layer to surface to repair and extend pavement life | Protects surface from water, UV, oil and improves appearance |
| Durability | Long-lasting, typically 8-12 years | Shorter-term, usually 2-3 years |
| Material | Advanced polymer-modified emulsions with fine aggregates | Asphalt emulsion |
| Thickness | 1/4 - 1/2 inch, adding structural support | Very thin surface coating |
| Curing Time | Fast-curing, usually traffic ready in 2-3 hours | Slower, may need 24-48 hours |
| Use Cases | Commercial parking lots, industrial sites, access roads | Parking lots, driveways, lower-traffic areas |
| Cost | Higher upfront cost, but longer lasting | Lower upfront cost, but requires more frequent application |
When to Use Microsurfacing
Microsurfacing is an advantageous asphalt maintenance solution in many situations. It can be particularly beneficial for larger commercial parking lots, industrial facilities and access roadways that experience heavy traffic and frequent usage. Microsurfacing is intended for aging pavement with minor cracking; if large cracks or potholes are present, those will need to be repaired prior to performing the microsurfacing application to ensure proper adhesion. Microsurfacing creates a tougher, more durable pavement surface and is ideal for areas that need added structural reinforcement while extending the life of your pavement investment.
When to Use Sealcoating
Sealcoating is commonly used as a short-term maintenance solution for paved surfaces. It is most effective when applied to pavement that has been repaired and is in good condition. This process is ideal for areas with light to moderate traffic, such as parking lots and driveways. Sealcoating provides a protective sealant for asphalt surfaces and enhances their cosmetic appearance.
Cost Differences of Sealcoating and Microsurfacing
There are some significant differences between the cost of sealcoating and microsurfacing, but for good reason. Microsurfacing can last 3-4 times as long as sealcoating; therefore, it does come with a higher price tag. The upfront cost alone is just part of the RIO equation; for commercial businesses, especially of large size like major retailers or shopping centers, parking lot closures can impact revenue for a day or two, whereas microsurfacing has a faster curing time and allows regular usage more quickly. Additionally, miscosurfacing can reduce the need for repairs such as patching and crack sealing leading to decreased repair expenses.
The value that microsurfacing provides to commercial property management businesses or larger corporations can be significant and is often seen in the results of lower long-term maintenance costs, faster project completion, and durable surfaces that withstand ongoing heavy use. Overall, investing in microsurfacing can lead to long-term savings and improved property value.
Common Questions on Sealcoating vs Microsurfacing
How often should I sealcoat a parking lot?
Sealcoating frequency for an asphalt parking lot will depend on traffic, vehicle types, usage and age. For most commercial parking lots, they should be sealcoated every 1-3 years.
How long does microsurfacing last?
Microsurfacing is a long-term asphalt maintenance solution that typically lasts 8-12 years.
Can I microsurface over a sealcoated pavement?
Yes, sealcoated pavement can be microsurfaced, which helps prolong the lifespan of the paved surface and reduces the need for frequent sealcoating.
Which option is better for a high-traffic commercial lot?
Between sealcoating and microsurfacing, microsurfacing tends to be the better option for high-traffic commercial lots as it is more durable and long-lasting.
Work With a Trusted Pavement Maintenance Contractor
When it comes to maintaining paved surfaces for businesses, there are a variety of options, industry terms, and considerations to navigate. Working with a trusted pavement contractor can help you understand your options and choose what's most suitable for you. At Doctor Asphalt, our team is a trusted paving contractor specializing in repairs and routine maintenance for businesses in the Midwest and Deep South. We also support nationwide companies with multiple locations, helping keep their pavement safe, durable, and professional-looking. We are committed to helping our clients protect their pavement investment while keeping it safe, visually appealing, and long-lasting.
Schedule a free consultation to talk to our team about protecting and maintaining your pavement today.
Doctor Asphalt delivers high-quality asphalt paving and maintenance solutions designed for the unique demands of the local climate. With a strong reputation for reliability and expertise, we provide premium services that enhance the safety and longevity of commercial and residential properties. Serving Wisconsin, Minnesota, and Texas, with nationwide capabilities for multi-property clients, we ensure durable, professional results that keep your pavement in top condition.
