Two Services, Two Very Different Jobs

If you manage a commercial property or storage facility in Utah, you've probably heard both terms thrown around: crack sealing and seal coating. They sound similar, and they both protect asphalt, but they serve completely different purposes. Understanding the difference can save you thousands of dollars in premature repaving costs.

Let's break down exactly what each service does, when you need it, and how they work together.

What Is Crack Sealing?

Crack sealing is a targeted repair. It addresses individual cracks in your asphalt surface by filling them with a hot rubberized sealant that bonds to the crack walls and flexes with temperature changes.

How it works:

  1. Cracks are cleaned out using compressed air or routing equipment to remove debris, vegetation, and loose material.
  2. Hot rubberized sealant (typically a polymer-modified asphalt emulsion) is applied directly into the crack.
  3. The sealant is leveled or slightly overfilled to create a smooth, watertight seal.
  4. The material cures and remains flexible, expanding and contracting with temperature changes.

What it fixes:

  • Linear cracks (longitudinal and transverse)
  • Reflective cracks from underlying pavement layers
  • Edge cracks along curbs and building foundations
  • Early-stage alligator cracking (before it becomes widespread)

What it does NOT fix:

  • Potholes (those require patching)
  • Widespread alligator cracking (that indicates base failure)
  • Surface oxidation and fading (that's seal coating territory)

What Is Seal Coating?

Seal coating is a surface treatment. It applies a protective layer over your entire asphalt surface, shielding it from UV rays, water, oil, and chemical damage.

How it works:

  1. The surface is cleaned thoroughly - swept, blown, and sometimes power washed.
  2. Oil spots are treated with a primer to help the seal coat adhere.
  3. A commercial-grade asphalt emulsion is applied in two coats, typically by spray for large areas and squeegee for edges and tight spaces.
  4. The second coat is applied perpendicular to the first for even, complete coverage.
  5. The area is barricaded during curing, usually 24-48 hours depending on weather.

What it does:

  • Protects against UV degradation (critical at Utah's elevation)
  • Seals the surface against water penetration
  • Resists oil and chemical spills
  • Restores a dark, clean appearance
  • Extends pavement life by 3-5 years per application

What it does NOT do:

  • Fill or repair cracks (it's too thin for structural repair)
  • Fix potholes or base failures
  • Replace damaged asphalt

Side-by-Side Comparison

| Feature | Crack Sealing | Seal Coating |

|---|---|---|

| Purpose | Repair individual cracks | Protect entire surface |

| Material | Hot rubberized sealant | Asphalt emulsion coating |

| Application | Targeted to specific cracks | Applied over full surface |

| Thickness | Fills crack depth (up to 1 inch+) | Thin surface coat (1/16 inch) |

| Primary benefit | Prevents water infiltration at cracks | UV protection, waterproofing, appearance |

| Frequency | Annually or as cracks appear | Every 2-3 years |

| Cure time | 30 minutes to a few hours | 24-48 hours |

| Best season | Spring through fall (above 50F) | Late spring through early fall (above 55F) |

| Cost per sq ft | $0.50 - $1.50 (crack areas only) | $0.15 - $0.30 (entire surface) |

Can You Do Both? (Yes, and You Should)

Here's what a lot of property owners miss: crack sealing and seal coating work best together, but the order matters.

Always crack seal first, then seal coat.

Why? Crack sealing fills the structural voids in your pavement. If you seal coat over unfilled cracks, the coating is too thin to bridge them. Within weeks, the cracks will telegraph right through the seal coat, and you're back where you started, except now you've wasted money on a seal coat that didn't last.

The ideal workflow:

  1. Assess the pavement - identify all cracks, potholes, and damaged areas.
  2. Make structural repairs - patch potholes and severely damaged sections.
  3. Crack seal - fill all cracks wider than 1/8 inch with rubberized sealant.
  4. Wait for cure - let crack sealant cure fully (at least a few days in warm weather).
  5. Seal coat - apply two coats of commercial-grade seal coat over the entire surface.
  6. Re-stripe - once the seal coat cures, apply fresh parking lot striping.

Utah-Specific Timing

This is where a lot of out-of-state advice falls apart. Utah's climate creates a tight window for asphalt work.

The ideal seal coating window in Utah: May through September

  • Seal coat needs consistent temperatures above 55 degrees Fahrenheit, with no rain in the forecast for 24-48 hours.
  • In the Utah area, nighttime temperatures can dip below 50 degrees well into May and again starting in late September.
  • Summer monsoon storms (July-August) can interrupt schedules, so plan early.

Crack sealing has a slightly wider window: April through October

  • Rubberized crack sealant is more forgiving on temperature, needing above 50 degrees Fahrenheit.
  • However, it performs best when cracks are at their widest opening, which happens in cooler weather (spring and fall), because the pavement is contracted.

Pro tip: The best time to schedule both services together is late May through June. Temperatures are consistently warm, summer storms haven't started yet, and you'll get the maximum benefit before the next winter cycle.

Signs Your Parking Lot Needs Crack Sealing

  • Visible linear cracks running along or across the pavement
  • Vegetation growing up through cracks (a sure sign water is getting through)
  • Cracks that are wider than 1/8 inch
  • Water pooling in or around cracks after rain
  • Previous crack repairs that have failed or pulled away

Signs Your Parking Lot Needs Seal Coating

  • The surface has faded from black to gray
  • Small surface cracks (sometimes called "checking") are visible throughout
  • The aggregate (small rocks) in the asphalt is exposed and rough
  • Oil stains are penetrating into the surface instead of sitting on top
  • It's been more than 2-3 years since the last seal coat
  • The surface looks dry, brittle, or chalky

The Cost of Waiting

Delaying asphalt maintenance is one of the most expensive mistakes property owners make. Here's the math:

  • Crack sealing and seal coating every 2-3 years: roughly $0.15-$0.30 per square foot
  • Full asphalt overlay when neglected pavement fails: $3.00-$6.00 per square foot
  • Complete tear-out and replacement: $5.00-$10.00 per square foot

Regular maintenance can extend the life of your asphalt by 15 to 20 years. That's a massive return on a relatively small investment.

Which Service Do You Need Right Now?

Ask yourself these questions:

  1. Do you have visible cracks? If yes, you need crack sealing.
  2. Has your surface faded to gray? If yes, you need seal coating.
  3. Do you have both cracks AND a faded surface? You need both, starting with crack sealing.
  4. Is your pavement less than 2 years old? You probably don't need either yet, but schedule an assessment for next year.
  5. Do you have potholes or large crumbled areas? You need patching first, then crack sealing and seal coating.

Not sure what your parking lot needs? JC Property Maintenance provides free pavement assessments for commercial properties and storage facilities throughout the Utah area. We'll tell you exactly what your lot needs and when. Call (801) 406-3543 or email [email protected] to get started.