Asphalt is a tough, reliable surface—but over time, it wears down from weather, traffic, and the sun. If your pavement is starting to look rough, you might be wondering what the best fix is: sealcoating or resurfacing?

Both methods help extend the life of your pavement, but they serve different purposes. At M.T. Laney, we specialize in helping Maryland commercial, industrial, and residential clients make the right call for their asphalt. Keep reading for a breakdown of the difference between seal coating and resurfacing, and help you figure out which one your pavement needs.

What Is Sealcoating?

Sealcoating is a protective coating that’s applied to the surface of existing asphalt. Think of it like sunscreen for your pavement—it shields the surface from damage caused by sun, rain, oil, and everyday wear.

Sealcoating doesn’t fix deep cracks or major damage. Instead, it’s used as a preventive maintenance method to help your asphalt last longer and look better.

Signs You Might Need Sealcoating:

• Your asphalt looks faded or gray
• There are small surface cracks
• You haven’t had a sealcoat in 2–3 years
• You want to protect new pavement from early wear

Benefits of Sealcoating:

• Protects from UV rays, water, and chemicals
• Restores the deep black appearance of asphalt
• Extends the life of your pavement
• Cost-effective and quick to apply

Sealcoating is ideal for driveways, parking lots, and roads that are still in good condition but showing signs of wear.

What Is Resurfacing?

Resurfacing, also called an asphalt overlay, is more involved than sealcoating. It’s the process of adding a new layer of asphalt on top of the existing surface to repair and refresh it.

Resurfacing doesn’t just make pavement look new—it also improves how it performs. It covers damage, smooths the surface, and adds years to your pavement’s life.

Signs You Might Need Resurfacing:

• Widespread cracking or potholes
• Uneven or rough surfaces
• Drainage issues or standing water
• Your asphalt is 10–15 years old or more

Benefits of Resurfacing:

• Renews your pavement’s appearance and function
• Adds strength and durability
• Lasts 8–15 years depending on conditions
• More affordable than a full replacement

If your asphalt has moderate damage but a solid base, resurfacing may be the best solution.

When Do You Need a Full Replacement?

If your pavement has severe damage, such as deep cracks, major potholes, or a crumbling base, sealcoating or resurfacing won’t be enough. In that case, a full removal and replacement might be necessary.

At M.T. Laney, we’ll inspect your pavement and provide an honest recommendation. We’ll never push services you don’t need.

Sealcoating vs. Resurfacing: A Quick Comparison

Still not sure what your pavement needs? Here’s a quick way to think about it:

If your asphalt is mostly intact but looks faded or has minor surface cracks, sealcoating is likely the right choice. It helps preserve what’s already there and prevents small issues from becoming big ones.

On the other hand, if your pavement has widespread cracks, potholes, or visible surface wear, resurfacing might be the better solution. It gives your asphalt a fresh, smooth surface without the need for a full tear-out.

If there are deep structural problems, like crumbling edges, drainage issues, or a failing base layer, it may be time to consider a complete replacement. A professional assessment can help you decide.

Trust M.T. Laney for Expert Asphalt Services

Not sure which solution is right for your property? M.T. Laney is here to help. Our experienced team can inspect your pavement, explain your options, and deliver high-quality results that last. Whether you need routine sealcoating to protect your investment or full resurfacing to restore your surface, we’ve got you covered. Contact us today for a free estimate or to schedule an on-site evaluation.