Sealcoating: Why Fall Is the Best Time for Pavement Protection

Fall Isn’t Just a Season—It’s a Strategy

Most people think of fall in Texas as the time to prepare for the holidays, rake leaves, or maybe enjoy a break from the scorching heat. But if you own a commercial property, run a business with a parking lot, or just want to preserve your residential driveway, fall is also the smartest time to schedule sealcoating.

And no, it’s not just because the weather is nice.

Sealcoating in the fall is a strategic move that saves money, prevents damage, and adds years to your pavement’s life. At PMG Paving, we’ve seen what happens when people wait too long. Cracks grow. Potholes form. Repairs get expensive fast.

If you want to stay ahead of the damage, this is your season.

What Exactly Is Sealcoating?

If you’re new to pavement maintenance, here’s the quick breakdown.

Sealcoating is a process where we apply a thin layer of protective coatingover your asphalt surface. This layer acts like a shield—it guards against the elements, slows down oxidation, blocks out water, and keeps oils and chemicals from eating into your asphalt.

Think of it like putting a weatherproof jacket on your parking lot.

Without it, your asphalt is left exposed. And in Texas, that means UV rays, rain, oil stains, and eventually… full-blown surface failure.

The Hidden Enemies of Asphalt

Here’s what you’re really up against if you leave your pavement unprotected:

1. Oxidation

When asphalt is exposed to oxygen and sunlight, it begins to lose flexibility. It turns gray and brittle. Over time, this leads to cracks, especially under the pressure of vehicles.

2. Moisture Infiltration

Cracks let water seep beneath the surface. That water expands when it freezes and contracts when it thaws. The result? Widening cracks and uneven surfaces.

3. Chemical Damage

Oil leaks, gasoline spills, and salt from winter de-icing agents break down the surface, eating away at the binding agents in your asphalt.

4. Traffic Wear

Vehicles, especially heavier trucks, wear down the top layer of your lot over time. Without sealcoating, this wear leads to early deterioration.

Why Fall Is the Prime Time for Sealcoating

Most people think summer is the season for all pavement work, but the reality is this: fall offers better conditions and better results.

Moderate Temperatures = Ideal Cure Time

Sealcoating needs temperatures between 50°F and 80°F to bond and cure properly. Fall gives us that sweet spot—not too hot, not too cold—which means the coating dries evenly, adheres better, and performs longer.

Lower Humidity = Faster Drying

Fall’s drier air means sealcoating doesn’t get tacky or sticky during the drying process. That leads to smoother surfacesand less downtime for your property.

Protection Before Harsh Winter Weather

Texas winters may not be harsh every year, but when the freeze-thaw cycle hits, unsealed asphalt is the first to suffer. By sealcoating in fall, you’re locking out moisture before winter sets in.

Waiting Until Spring? Here’s What Could Go Wrong

Delaying your sealcoating until after winter might seem harmless—but it’s not. Here’s what could happen between now and next spring:

• Minor surface cracks widen and multiply.

• Moisture seeps into the sub-base, creating soft spots.

• Potholes begin forming from below the surface.

• Snow plows scrape and damage the top layer.

• De-icing salts eat away at unprotected pavement.

By the time you schedule spring maintenance, you’re not maintaining—you’re repairing. And repairs cost way more than prevention.

Real Cost Breakdown: Sealcoating vs. Repaving

Let’s look at the numbers:

• Sealcoating Cost:$0.15–$0.30 per square foot

• Repaving Cost:$3–$5 per square foot

Let’s say your parking lot is 20,000 sq ft.

• Sealcoating = $3,000–$6,000

• Repaving = $60,000–$100,000

You do the math. Sealcoating every 2–3 years keeps your lot in great shape for decades. Skipping it? That’s when the price jumps, fast.

Key Signs It’s Time to Sealcoat

Not sure if you need it? Do a quick lot check.

• Is the color faded or gray?

• Do you see visible cracks, even hairline ones?

• Are there patches where water pools after rain?

• Has it been more than 2 years since your last sealcoating?

If you answered yes to one or more, it’s time.

Add Crack Sealing to the Package

Sealcoating is essential—but it’s not magic. If your pavement already has cracks, you need to seal those first.

Crack sealing:

• Stops water from reaching the sub-base

• Prevents freeze-thaw damage

• Keeps small cracks from turning into potholes

At PMG Paving, crack sealing is always part of our fall protection package.We don’t just spray and go. We prep the surface, clean it, repair damage, and then apply the sealant.

That’s the difference between a quick fix and long-term protection.

PMG Paving’s Sealcoating Process

Here’s how we handle it from start to finish:

1. Site Evaluation– We walk your property, assess surface condition, and note any drainage or sub-base issues.

2. Surface Cleaning– We use power blowers and brooms to remove all dirt, debris, and loose material.

3. Crack Sealing– Applied with hot rubberized crack filler for maximum flexibility and durability.

4. Primer Application– We spot-prime any areas with oil stains to ensure the sealcoat bonds properly.

5. Sealcoating– We apply a commercial-grade sealant in one or two coats, depending on traffic levels.

6. Line Striping(optional) – Add fresh parking lines and directional markings for safety and appearance.

Why Property Owners Trust PMG Paving

• Third-generation team with decades of experience

• Fast scheduling and minimal downtime

• Top-grade materials and equipment

• Servicing all of North Texas

• No upcharges or hidden fees

We’ve worked on everything from small residential driveways to large commercial lots and municipal roadways. If it’s asphalt, we know how to protect it—and make it last.

Cities We Serve in North Texas

We offer fall sealcoating services in:

• Fort Worth

• Plano

• Denton

• Sherman

• Waxahachie

• McKinney

• Greenville

• Kaufman

• Frisco

• Terrell

• Decatur

• Tyler

• Athens

• Corsicana

• And all surrounding areas

Don’t Wait. Fall Sealcoating Season Has a Cutoff.

Once we hit consistent low temps in late November, it’s risky to sealcoat. That’s why we start booking fall projects early. If you’re reading this, there’s still time to get on the schedule.

Don’t leave your pavement unprotected all winter. It only takes one season of moisture damage to turn a $3,000 maintenance job into a $30,000 repaving bill.

Ready to Book? Here’s What to Do Next

1. Call PMG Paving to schedule a free on-site quote.

2. We’ll walk your lot or driveway and give you a detailed breakdown—no guesswork.

3. Choose a time that works for your business, school, or home. We’ll handle the rest.

Call us todayor fill out our online request formto lock in your fall sealcoating.