Here is the short version: restriping is for your lines, and sealcoating is for your asphalt. Some lots need one. Some need both. A lot of lots only need restriping.
What restriping does
Restriping is new paint on your parking spaces, arrows, handicap spaces and fire lanes. It makes the lot easier to use and safer. It does not do anything to protect the asphalt underneath.
You probably just need restriping if:
- Your asphalt is still dark and smooth
- The lines are faded, but the pavement looks fine
- You want to change the layout or add spaces
- A fire marshal or inspector asked for new markings
What sealcoating does
Sealcoating is a black coating that goes over the whole lot. Think of it like sunscreen for asphalt. The Texas sun dries asphalt out and turns it gray. Once it gets brittle, water gets in and cracks and potholes show up. Sealcoating slows that down.
You probably need sealcoating if:
- Your asphalt has turned light gray
- You see small loose rocks on the surface
- You see lots of thin spider-web cracks
- It has been more than three or four years since the last coat
Why people do both at the same time
Sealcoating covers up your old lines, so it always gets restriped afterward. When you do both, you get a lot that looks almost new: black pavement with bright, crisp lines. If you are going to sealcoat in the next year or so, it can make sense to wait and do the striping right after.
Do not skip the cracks
If your lot has cracks wider than a pencil, those should be sealed first. Sealcoating alone will not fill them. Our crack sealing keeps water out of the base so the cracks do not turn into potholes.
Still not sure?
That is fine. We will come out, look at your lot and tell you what it really needs. Sometimes the honest answer is “just restripe it for now.” Call or text (210) 816-0381.