What Does Good vs Bad Sealcoating Look Like?

A good sealcoating job has a uniform, rich black surface with crisp edges, properly sealed cracks, no tracking or tire marks, and no peeling or bare spots. A bad sealcoating job shows uneven color, streaks, peeling, tire marks, visible cracks under the sealer, and sealer tracked onto sidewalks or into buildings. The difference comes down to preparation, material quality, application method, and cure time. This guide shows you exactly what to look for when evaluating completed sealcoating work.

What a good sealcoating job looks like

• Uniform color. The entire surface is a consistent, rich black. No lighter patches, streaks, or uneven areas.
• Crisp edges. The sealer ends cleanly at curbs, sidewalks, and buildings. No overspray or messy edges.
• Properly sealed cracks. Cracks are filled with hot rubberized sealant that is flush with the surface, not bulging above it. The sealer covers the sealant seamlessly.
• No tracking. No sealer has been tracked onto sidewalks, into buildings, or onto adjacent pavement. The lot was properly cordoned off until the sealer cured.
• No tire marks. No dark tire marks on the surface, which would indicate the lot was opened to traffic too soon.
• Two distinct coats. The surface has the depth and coverage that two coats provide. A single coat looks thin and uneven by comparison.
• No peeling or bare spots. The sealer is bonded to the asphalt everywhere, with no areas where it has peeled, flaked, or washed off.
• Sand texture. If sand was added to the mix, the surface has a uniform, slightly textured finish that provides traction.

What a bad sealcoating job looks like

• Uneven color. Patches of lighter and darker sealer, streaks from inconsistent application, or areas where the sealer is visibly thin.
• Peeling. The sealer is lifting off the surface in sheets or flakes, especially in areas where the surface was not cleaned or oil was not treated.
• Tire marks. Dark streaks from tires, especially in turning areas, indicating the lot was opened before the sealer cured.
• Tracking. Sealer tracked onto sidewalks, into buildings, or onto adjacent pavement, indicating insufficient cure time.
• Visible cracks under sealer. Open cracks were not sealed before sealcoating and are now visible as lines through the sealer. See our sealcoating vs crack sealing guide.
• Bare spots. Areas where the sealer did not bond at all, usually due to oil contamination or moisture.
• Bulging crack sealant. Crack sealant applied too thickly and not squeegeed flush, creating bumps that traffic can catch on.
• Overspray. Sealer on curbs, buildings, landscape areas, or vehicles, indicating careless application.
• Washes off with first rain. The sealer was applied in poor conditions and never bonded. See our sealcoat failure guide.

Side-by-side comparison

Surface appearance

A properly sealed surface looks like a fresh, even coat of black paint on a smooth surface. The color should be consistent from one end of the lot to the other. Streaks or patches indicate that the sealer was applied unevenly, either because the material was not mixed properly, the application equipment was not calibrated, or the surface was not prepared consistently.

The surface should not look glassy or slick. A small amount of sand in the mix provides texture and traction. A surface that is too smooth can be slippery when wet.

Edges and details

How a contractor handles edges tells you about their attention to detail:

• Good: Sealer ends cleanly at curbs, sidewalks, and buildings. Edges are straight and intentional.
• Bad: Sealer is splattered on curbs, sidewalks, or building walls. Edges are wavy or inconsistent.

Crack sealing quality

The crack sealing underneath the sealcoat is just as important as the sealcoat itself:

• Good: Cracks were cleaned, filled with hot rubberized sealant, and squeegeed flush. The sealcoat covers them seamlessly.
• Bad: Cracks were not sealed, or were filled with cold-pour filler that has already pulled away. The cracks are visible through or under the sealcoat.

See our crack sealing guide and comparison guide for what quality crack work looks like.

How to tell if it will last

You cannot always tell immediately after the job whether the sealcoat will last. But these indicators suggest a durable application:

• The surface was properly prepared (cleaned, oil treated, crack sealed) before application
• Two coats were applied, not one
• Commercial-grade sealer was used (not diluted)
• The lot was cordoned off for the full cure time (24 to 48 hours)
• The job was done in appropriate weather (above 50 degrees, no rain)
• The surface has a uniform, bonded appearance with no peeling or bare spots

For the full list of what can go wrong, see our sealcoating mistakes guide.

What to inspect after the job

• Uniform color across the entire surface
• No peeling, flaking, or bare spots
• No tire marks or tracking
• Crisp edges at curbs, sidewalks, and buildings
• No sealer on surfaces where it should not be
• Cracks sealed underneath the sealcoat
• No areas where water is ponding on the surface
• The lot was reopened only after full cure

For guidance on choosing a contractor who will produce good work, see our contractor evaluation guide and questions to ask.