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Sealcoating vs Resurfacing: What’s Best for a Worn Parking Lot?

When your parking lot starts showing signs of wear, you may wonder whether to invest in asphalt sealcoating or resurfacing. Both are effective ways to restore your asphalt, but they serve very different purposes. At Gorman Sealcoating & Striping, we help property owners understand the differences so they can make the right decision for their pavement and their budget.

Understanding Sealcoating  

Sealcoating is a protective layer applied over existing asphalt to guard against damage from sunlight, oil, water, and traffic. It doesn’t repair major structural issues, but it does rejuvenate the surface and improve its appearance. Think of it as sunscreen for your pavement—it helps prevent cracks, fading, and oxidation that lead to bigger problems down the road.

If your parking lot has only minor surface wear, small cracks, or fading, sealcoating is a smart, budget-friendly fix. It also extends the life of your asphalt by several years when applied as part of a routine maintenance plan. That’s why property managers and business owners often schedule sealcoating every two to three years to maintain a fresh, durable surface.

When Resurfacing Becomes Necessary

Resurfacing, also called overlaying, involves adding a new layer of asphalt over the existing pavement. This process is best for lots with widespread cracking, standing water, or rough, uneven surfaces. It’s more intensive than sealcoating, but still less expensive than a full replacement.

If your lot’s base layer is still structurally sound, resurfacing can add 10–15 years of life extension to your pavement. It’s an ideal middle ground between simple maintenance and total reconstruction.

How to Know Which One You Need 

Choosing between sealcoating and resurfacing depends on your lot’s current condition. Here’s a quick guide to help you decide:

• Choose sealcoating if your lot is mostly smooth but showing early signs of wear, such as minor surface cracks, fading color, or light oxidation. Sealcoating works best on pavement that’s still structurally sound but needs protection from water, UV rays, and chemicals. It’s an affordable way to refresh appearance, preserve durability, and prevent future damage.

• Choose resurfacing if your lot has deeper cracks, potholes, drainage issues, or areas where the asphalt is breaking apart. Resurfacing replaces the top layer of your pavement, restoring both strength and visual appeal while eliminating tripping hazards and uneven surfaces.

Consult a professional if you’re unsure—our team can inspect your pavement and provide an honest recommendation.

The Importance of Professional Assessment 

At Gorman Sealcoating & Striping, we take pride in delivering reliable, long-term pavement solutions. Our team doesn’t just cover problems; we fix them the right way. Whether your parking lot needs a quick refresh or a full resurfacing, we provide guidance you can trust. As one of the most reliable sealcoating services for Kansas City, we ensure every project enhances appearance, durability, and safety.   

If your parking lot is showing signs of wear, don’t wait until small cracks turn into costly repairs. Contact Gorman Sealcoating & Striping today for a professional assessment and expert pavement solutions that keep your Kansas City property looking its best.