Make Your Asphalt Look Better and Last Longer

A clean, well-maintained surface makes your whole property look better.

Over time, asphalt begins to fade, dry out, and lose its clean black appearance. Sun, rain, traffic, oil, and everyday use can all wear down the surface.

Sealcoating helps refresh the appearance of your asphalt while adding a protective surface layer. For commercial parking lots, it can make the property look more professional. For residential driveways, it can improve curb appeal and help the surface look better maintained.

Sealcoating is not the answer for every asphalt problem, but when the pavement is a good candidate, it can be one of the best ways to protect your investment.

What Asphalt Sealcoating Does

Sealcoating adds a protective coating over suitable asphalt.

Asphalt sealcoating is a maintenance service designed to protect the surface of your pavement and restore a darker, cleaner finish.

Sealcoating can help:

• Improve curb appeal
• Restore a clean black appearance
• Add surface protection
• Slow surface wear
• Help protect against weather exposure
• Create a cleaner look for customers and visitors
• Prepare a parking lot for fresh striping
• Support a larger asphalt maintenance plan

For many properties, sealcoating is a smart way to keep asphalt looking better between larger repair or resurfacing projects.

What Sealcoating Does Not Do

Honest expectations lead to better decisions.

Sealcoating is helpful, but it is not a repair for failed asphalt. It should not be used as a cover-up for deeper pavement problems.

Sealcoating does not:

• Fix potholes
• Repair broken asphalt
• Rebuild failed pavement
• Correct major drainage problems
• Fill large cracks properly
• Level sunken areas
• Replace resurfacing
• Replace asphalt repair or patching

If your asphalt has cracks, potholes, or damaged sections, those issues may need to be addressed before sealcoating.

When You Need Sealcoating

Your pavement may be ready for sealcoating if the surface is worn but still stable.

Sealcoating may be a good fit if you notice:

• Faded gray asphalt
• A dry or weathered surface
• Loss of dark color
• Minor surface wear
• A parking lot that looks old but is not structurally failing
• A driveway that needs better curb appeal
• Faded striping that needs to be refreshed after coating
• Asphalt that needs preventative maintenance

If the pavement is badly cracked, crumbling, or full of potholes, repair or resurfacing may be needed first.

Commercial Parking Lot Sealcoating

Your parking lot is part of your customer’s first impression.

For commercial properties, appearance matters. A faded, worn parking lot can make the entire property look neglected, even if the building itself is clean and well maintained.

Kingdom Paving provides sealcoating for:

• Restaurants
• Retail centers
• Churches
• Office buildings
• Apartment communities
• Medical offices
• Schools and campuses
• Industrial properties
• Multi-tenant commercial buildings
• Commercial drive lanes

Sealcoating can help refresh the look of your lot, protect the surface, and create a strong foundation for clean new parking lot striping.

Residential Driveway Sealcoating

A darker, cleaner driveway can improve the look of your home.

Sealcoating is also a helpful maintenance option for residential asphalt driveways. If your driveway is faded, dry, or worn but still in good condition, sealcoating can improve its appearance and help protect the surface.

Homeowners often choose sealcoating to:

• Improve curb appeal
• Restore a cleaner driveway appearance
• Help protect against surface wear
• Maintain an aging asphalt driveway
• Prepare the driveway for continued use
• Keep the property looking well cared for

If your driveway has deeper damage, we can let you know whether crack sealing, patching, resurfacing, or replacement would be a better option.

Sealcoating and Crack Sealing

Cracks should usually be handled before sealcoating.

Sealcoating covers the surface of the asphalt, but it is not designed to properly fill larger cracks. If cracks are present, crack sealing may be recommended before sealcoating.

A common maintenance order is:

• Inspect the asphalt
• Repair damaged areas
• Seal suitable cracks
• Apply sealcoating
• Stripe the parking lot if needed

This helps create a better finished result and gives your pavement more complete maintenance.

Sealcoating and Parking Lot Striping

Fresh striping completes the finished look.

After a commercial parking lot is sealcoated, the existing lines and markings are covered or reduced in visibility. Fresh parking lot striping is usually needed to restore the layout.

Parking lot striping can include:

• Parking spaces
• Accessible parking areas
• Fire lanes
• Directional arrows
• Loading zones
• No-parking areas
• Curb markings
• Traffic flow markings

Sealcoating and striping together can make a parking lot look dramatically cleaner and more professional.

Sealcoating vs. Resurfacing

The right choice depends on the condition of your pavement.

Sealcoating and resurfacing are not the same service.

Sealcoating adds a protective coating to the existing asphalt surface. It is best for pavement that is still stable and mainly needs appearance improvement and surface protection.

Resurfacing adds a new layer of asphalt over suitable existing pavement. It is used when the asphalt surface is too worn for sealcoating alone but does not need full replacement.

A simple way to think about it:

• Sealcoating protects and refreshes the surface
• Resurfacing gives the pavement a new asphalt layer
• Repair fixes damaged areas
• Replacement rebuilds failed pavement

Kingdom Paving can inspect your asphalt and help you choose the right option.

Our Sealcoating Process

Proper preparation helps create a better result.

Every property is different, but the sealcoating process usually includes several important steps.

First, we inspect the asphalt to make sure sealcoating is the right service for the condition of the pavement.

Next, the surface is cleaned and prepared. Cracks, potholes, or damaged areas may need to be addressed before coating.

Then, the sealcoat material is applied to the asphalt surface.

After the coating has time to dry and cure, parking lots can be striped if needed.

The finished result is a cleaner, darker asphalt surface that looks more professional and is better protected from everyday wear.

Why Choose Kingdom Paving?

Asphalt done right starts with honest recommendations.

Kingdom Paving is a family-owned and operated company with over 20 years of experience serving Tulsa and the surrounding area.

We believe in quality workmanship, clear communication, and treating your property like our own. If sealcoating is the right solution, we will explain why. If your asphalt needs crack sealing, patching, resurfacing, or replacement first, we will tell you that too.

Our goal is to help you protect your pavement and make your property look better without selling you work you do not need.

Frequently Asked Questions

What is asphalt sealcoating?

Asphalt sealcoating is a maintenance service that applies a protective coating over suitable asphalt. It helps restore a darker appearance and adds surface protection.

Does sealcoating fix cracks?

Sealcoating may cover very small surface imperfections, but it does not properly repair larger cracks. Crack sealing may be needed before sealcoating.

Can sealcoating fix potholes?

No. Potholes need asphalt repair or patching. Sealcoating should not be used to cover failed pavement.

Is sealcoating good for parking lots?

Yes, when the pavement is in suitable condition. Sealcoating can improve appearance, add surface protection, and prepare the lot for fresh striping.

Do you sealcoat residential driveways?

Yes. Kingdom Paving provides asphalt sealcoating for residential driveways as well as commercial parking lots.

Will my parking lot need new striping after sealcoating?

Yes. Sealcoating typically covers or reduces the visibility of existing parking lot markings, so fresh striping is usually needed afterward.

How do I know if I need sealcoating or resurfacing?

If the asphalt is stable but faded or worn, sealcoating may be enough. If the surface is rough, heavily worn, or deteriorated, resurfacing may be a better option.

Do you provide sealcoating in Tulsa?

Yes. Kingdom Paving provides asphalt sealcoating in Tulsa and the surrounding area for commercial and residential properties.

Request a Free Asphalt Sealcoating Estimate

Refresh and protect your asphalt surface.

If your parking lot or driveway looks faded, worn, or weathered, Kingdom Paving can help you determine whether sealcoating is the right next step.