Your parking lot is one of the first things customers notice when they visit your business. A well-maintained lot enhances curb appeal and provides a safe, smooth driving surface. But over time, exposure to harsh weather conditions, heavy traffic, and everyday wear and tear can cause serious damage—especially water damage.
If left untreated, cracks and potholes worsen, leading to costly repairs or even complete resurfacing. In a city like Tyler, TX, where the climate brings hot summers, occasional heavy rain, and humidity, asphalt surfaces are at constant risk of deterioration.
Sealcoating is the best way to protect your pavement from water penetration, oxidation, and premature aging.
Key Takeaways
- Cracks in asphalt allow water to seep in, weakening the foundation and leading to potholes and costly repairs.
- Potholes form when small cracks let water in, breaking down asphalt and creating safety hazards for cars and pedestrians.
- Fading and discoloration signal UV and oxidation damage, making asphalt brittle and more prone to cracking over time.
- Standing water after rain indicates poor drainage, which accelerates pavement deterioration by softening and weakening the surface.
- Sealcoating every two to three years prevents water damage, extends pavement life, and reduces expensive maintenance costs.
8 Signs Your Tyler Lot Needs Sealcoating to Stop Water Damage
Your parking lot takes a beating from weather, traffic, and time. Without sealcoating, water damage can lead to cracks, potholes, and expensive repairs. The longer you wait, the worse the damage becomes. Read on to spot the warning signs and take action before it’s too late!
1. Cracks Are Spreading Across the Surface
Cracks in your asphalt may seem minor at first, but they quickly become an open invitation for water infiltration. Once water seeps in, it weakens the base layers of your pavement, leading to potholes and structural deterioration.
If you notice small cracks forming, especially after a rainy period, they need to be sealed before they spread. Sealcoating fills surface cracks and prevents them from expanding, protecting your pavement from further water damage.
2. Potholes Are Forming
Potholes don’t develop overnight—they begin as small cracks that let water seep in, weakening the foundation. As this process continues, the asphalt deteriorates, creating hazardous holes that can damage vehicles and pose safety risks to pedestrians.
Potholes also trap water, exacerbating the issue with each rainstorm. If your parking lot in Tyler has cracks or potholes forming in high-traffic areas, it’s time to take action. Asphalt crack sealing and crack filling can help address these issues early, while sealcoating acts as a barrier to moisture, preventing potholes from forming in the first place.
3. Fading and Discoloration
If your once-dark asphalt has turned gray or appears faded, it’s a sign of oxidation and UV damage. The intense heat and sunlight in Tyler accelerate this process, causing the surface to become brittle and more susceptible to cracking.
Resurfacing your asphalt can restore its deep black color, while sealcoating provides an additional layer of protection against UV rays, helping to slow deterioration and extend the life of your pavement.
4. Water Pooling After Rain
Have you noticed puddles forming in your parking lot after a rainstorm? Standing water is a major red flag. Poor drainage means water is seeping into your asphalt, leading to soft spots, cracks, and eventual potholes. This issue is especially common in areas like downtown Tyler, where parking lots endure constant use and wear.
Sealcoating creates a waterproof barrier, helping to prevent moisture penetration and improve surface drainage.
5. Raveling (Loose Gravel on the Surface)
When asphalt begins to deteriorate, small bits of aggregate start breaking loose, creating a rough, uneven texture. This process, known as raveling, indicates that the binder in your asphalt is wearing away.
If you start noticing loose gravel accumulating in parking spaces or near curbs, it’s a sign that your pavement is vulnerable to further damage. A fresh layer of sealcoat locks in the aggregate, protecting your lot from continued deterioration.
6. Visible Oil and Chemical Stains
Oil, gas, and other vehicle fluids are common in busy parking lots, and they can eat away at asphalt if left untreated. Over time, these chemicals cause soft spots that weaken the pavement, leading to cracks and potholes.
This is particularly problematic in commercial lots near Tyler’s shopping centers, where heavy traffic increases the likelihood of spills. Sealcoating acts as a protective layer, preventing chemicals from penetrating the surface and causing long-term damage.
7. Frequent Repairs and Maintenance Costs
If you’re frequently patching cracks and potholes, it could be time to consider a more permanent solution. Asphalt repairs can become costly, especially when water damage is a factor. Rather than continually addressing the same problems, sealcoating offers a cost-effective method to extend your pavement’s lifespan and lower maintenance costs.
Over time, proactive sealcoating helps business owners in Tyler save money by preventing more severe—and costly—asphalt repairs.
8. Your Last Sealcoating Was Over 3 Years Ago
Parking lot sealcoating isn’t a one-time solution—it’s a crucial part of ongoing maintenance that should be applied every 2-3 years to guarantee optimal protection. If it’s been longer than that, your parking lot is vulnerable to water damage, cracking, and general wear.
In Texas, where temperature fluctuations cause asphalt to expand and contract, regular sealcoating is key to keeping your lot in excellent condition. Pairing this with proper parking lot paving promises long-lasting results. Scheduling a fresh sealcoat now can save you thousands in future repair costs.
Protect Your Parking Lot with Expert Sealcoating in Tyler, TX
Don’t wait until your parking lot needs major repairs—act now to prevent costly damage! At Southend Asphalt, we specialize in professional sealcoating services that protect your pavement from water damage, UV exposure, and heavy traffic wear. Our team uses high-quality materials and expert techniques to confirm your asphalt stays in top condition for years to come.
We proudly serve businesses throughout Tyler, TX, including areas near Broadway Square Mall, The Village at Cumberland Park, and historic downtown. Whether you own a retail center, office complex, or restaurant, we have the expertise to keep your lot smooth, safe, and protected from the elements.
Call us today for a free estimate! Let’s keep your parking lot in the best shape possible.
