For many property managers, the terms “sealcoating” and “restriping” may sound interchangeable. After all, both are part of maintaining a safe, clean, and professional-looking parking lot. While they often go hand in hand, the two services are distinct, and understanding the right order, timing, and dry times is critical to protecting your investment. Let’s break down how restriping and sealcoating work together, why the sequence matters, and what you need to know about scheduling them for minimal disruption and maximum results.
What is sealcoating?
Sealcoating is a protective treatment applied to asphalt pavement. Over time, exposure to sunlight, water, oil, and heavy traffic causes asphalt to oxidize, weaken, and fade. A sealcoat creates a barrier that shields the surface from damage, restores a rich black appearance, and extends the overall lifespan of the pavement.
Think of it like sunscreen for your parking lot. Without it, the asphalt surface is left exposed to the elements. With it, your lot is better able to resist cracks, raveling, and premature deterioration.
What is restriping?
Restriping is the process of repainting the lines, markings, and directional indicators on your parking lot. These include parking stalls, ADA-compliant spaces, fire lanes, arrows, and any specialty markings that guide drivers and pedestrians.
While sealcoating protects the pavement itself, restriping enhances both safety and usability of the parking lot. Studies show that wide, bright-white lines can enhance driver safety, especially at night. These clear, crisp lines prevent confusion, improve traffic flow, and help ensure compliance with local regulations.
The Right Order: Sealcoat First, Striping Second
One of the most common questions property managers ask is whether restriping or sealcoating should be done first. The answer is straightforward: sealcoat always comes before striping.
A sealcoat leaves behind a fresh layer of material on the pavement. If you were to restripe first, those new lines would be sealed over and essentially erased. On the other hand, when striping is applied after the sealcoat has dried, the paint bonds cleanly to the new surface, producing bright, long-lasting lines.
In other words, the sequence is essential. Skipping steps or doing them in the wrong order wastes both time and money.
Timing Considerations
While sealcoating and restriping are best done together, timing is an important part of the planning process. A sealcoat needs to cure for about 24 hours before striping can begin, though this window may vary depending on temperature, humidity, and overall weather conditions.
Property managers should also consider the season. In regions like the Midwest, sealcoating is most effective during warmer months when pavement temperatures and weather conditions are optimal. Scheduling during this period ensures faster drying times and better results. However, if it is too hot outside, the sealcoat may fail to cure. Property managers should be cognizant of weather conditions when scheduling parking lot maintenance.
Restriping, meanwhile, should follow promptly after the sealcoat has set. Waiting too long risks allowing traffic, dust, or debris to affect the surface, which could compromise the paint’s adhesion.
Dry Times and Reopening Your Lot
Dry times are often a key concern for property managers who need to balance maintenance with keeping their lots accessible.
Sealcoating generally requires 24 to 48 hours of curing time before vehicles can return to the surface. This may vary slightly depending on environmental conditions, but rushing the process can cause damage and shorten the sealcoat’s lifespan.
Once the sealcoat is fully cured, striping can be applied. Striping paint usually dries much faster, often within an hour or two. However, contractors may recommend leaving the lot closed for several additional hours to ensure the markings are fully set before reopening to traffic.
Careful scheduling, such as phasing work in sections or choosing off-peak hours, helps minimize disruption to businesses and tenants while still allowing for proper curing.
The Cost of Getting It Wrong
It may be tempting to cut corners and stripe before sealing, or to rush the dry times to reopen a lot more quickly. Unfortunately, these shortcuts come at a cost. Paint applied before sealing will be wasted, and premature traffic on a fresh sealcoat can scuff, peel, or track the material, leaving the surface looking uneven.
When the order and timing are respected, the two processes work together to maximize both appearance and durability. When ignored, they lead to repeat work, higher costs, and dissatisfied visitors.
Building a Maintenance Schedule
Sealcoating and restriping are not one-time fixes; they’re part of a regular maintenance cycle. Most lots benefit from sealcoating every two to three years, depending on traffic levels and weather exposure. Restriping is often recommended annually or whenever lines begin to fade.
The key is coordination. If your lot needs both services, it makes sense to combine them in a single project. If your sealcoat is still in good condition but lines are fading, restriping alone may be sufficient. A trusted pavement contractor can inspect your lot and recommend the best schedule based on its current condition.
Sealcoating and restriping may serve different purposes, but together they form the backbone of a well-maintained parking lot. Sealcoat protects the pavement. Restriping keeps traffic flowing safely. When scheduled in the right order and allowed proper curing times, the two processes extend the life of your investment and preserve your property’s professional image.
Ready to schedule your next maintenance project? Otto’s Parking Marking has been helping businesses protect and improve their lots for decades. Contact our team today to learn more about sealcoating and restriping services tailored to your property.