How Often Should Commercial Properties Be Sealcoated?

February 17, 2026

Sealcoating is one of the most important — and cost-effective — maintenance services for commercial asphalt properties. Yet many property owners and managers ask the same question: How often should commercial properties be sealcoated? The answer depends on traffic levels, climate, and the condition of the pavement, but in most cases, commercial asphalt should be sealcoated every 2 to 3 years.


At Perla Asphalt Maintenance, we help businesses protect their asphalt investment and avoid costly repairs by following proven maintenance schedules designed for Wisconsin conditions.

Why Sealcoating Is Essential for Commercial Asphalt


Commercial asphalt surfaces such as parking lots, drive lanes, and service roads endure constant stress. Daily vehicle traffic, delivery trucks, oil spills, UV exposure, and Wisconsin’s freeze-thaw cycles all accelerate pavement deterioration.


Sealcoating acts as a protective barrier, shielding asphalt from:

  • Water penetration
  • Oxidation from sunlight
  • Oil, gas, and chemical spills
  • Cracking caused by freeze-thaw cycles


Without sealcoating, asphalt dries out, becomes brittle, and cracks, leading to potholes, liability risks, and expensive repairs.

Recommended Sealcoating Frequency for Commercial Properties


Most commercial properties should be sealcoated every 2–3 years. However, traffic volume plays a major role:

  • High-traffic properties (retail centers, apartment complexes, medical facilities): every 1–2 years
  • Moderate-traffic properties (office buildings, churches): every 2–3 years
  • Low-traffic properties (storage facilities, private lots): every 3–4 years


New asphalt should typically be sealcoated 6–12 months after installation, once the pavement has fully cured.

Wisconsin Weather and Sealcoating Timing


In Wisconsin, climate is a critical factor. Sealcoating is best performed during warm, dry months when temperatures remain above 50°F for at least 24 hours. Spring through early fall provides the ideal window.



Delaying sealcoating through harsh winters allows moisture to enter cracks, freeze, expand, and cause further damage. Regular sealcoating before winter helps prevent this cycle and significantly extends pavement life.

Signs Your Commercial Property Needs Sealcoating


If you’re unsure whether your property is due for sealcoating, look for these common signs:

  • Faded, gray, or dry-looking asphalt
  • Fine surface cracks beginning to appear
  • Rough or brittle texture
  • Reduced curb appeal
  • Water no longer beads on the surface


Addressing these signs early can save thousands in future repairs.

How Sealcoating Saves Money Long-Term


Sealcoating is far less expensive than resurfacing or replacement. Regular maintenance can extend the life of commercial asphalt by 10–15 years, reducing capital expenses and improving property value.


Additionally, well-maintained parking lots:

  • Improve first impressions for customers and tenants
  • Reduce trip-and-fall liability
  • Support proper striping and ADA compliance


For property managers, sealcoating is a smart preventative investment, not an optional upgrade.

Professional Application Matters


Not all sealcoating jobs are equal. Proper surface cleaning, crack filling, correct material application, and curing time are essential for performance. Poor application can lead to premature failure and wasted money.


At Perla Asphalt Maintenance, we follow industry best practices and tailor sealcoating schedules based on your property’s usage and condition, not a one-size-fits-all approach.

Schedule Your Free Estimate Today

If your commercial property hasn’t been sealcoated in the last few years, now is the time to act.


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Perla Asphalt Maintenance
(608) 960-5810
Free Estimate Available


We proudly serve commercial and residential clients with professional asphalt sealcoating and maintenance services built for Wisconsin weather. Contact us today to schedule your free estimate and protect your asphalt investment.

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