Two Main Sealer Types
Commercial parking lot sealcoating uses two primary base products: coal tar emulsion (the traditional industrial-strength choice) and asphalt-based emulsion (the modern, lower-VOC alternative). A third category — polymer-modified blends — can be added to either base. Understanding the difference matters for cost, lifespan, and regulatory compliance.
Coal Tar Emulsion: Pros
Outstanding chemical resistance. Coal tar repels oil, gasoline, jet fuel, and de-icing salts better than any asphalt-based product. This is why it’s the dominant sealer at gas stations, fueling areas, and industrial yards. Longer service life under heavy traffic. Holds up to 5 to 7 years between recoats in commercial use. Lower water absorption. Better protection of the asphalt below.
Coal Tar Emulsion: Cons
VOC content. Coal tar contains polycyclic aromatic hydrocarbons (PAHs) that have been linked to environmental and health concerns. Restricted in some jurisdictions. Several Chicagoland municipalities now require asphalt-based products for environmental reasons. We track current regulations and notify you when coal tar is restricted on your property.
Asphalt Emulsion: Pros
Lower-VOC formulation. Friendlier in environmentally-sensitive jurisdictions and HOAs. Easier permitting. Almost all municipalities allow asphalt-based products. Better for properties near water (creeks, drainage ponds, retention basins). Improves with polymer modification. Polymer additives extend asphalt emulsion service life close to coal tar.
Asphalt Emulsion: Cons
Slightly shorter service life under heavy traffic. Expect 3 to 5 years between recoats vs. 5 to 7 for coal tar. Less chemical resistance. Asphalt-based sealers can soften under heavy oil exposure (gas station forecourts, restaurant pad sites). Pricing can be similar to or slightly higher than coal tar depending on supply.
Polymer-Modified Sealers
Both base products can be polymer-modified for added flexibility, durability, and faster cure. Polymer-modified asphalt emulsion is the modern industry standard for commercial work — combining the regulatory friendliness of asphalt-based with the durability of polymer reinforcement. Most of the high-traffic commercial sealcoating we apply is polymer-modified asphalt emulsion.
Which One Is Right for You?
Industrial yards, fueling areas, and high-traffic distribution centers: coal tar where allowed. Office parks, retail centers, HOAs, and properties in environmentally-sensitive jurisdictions: polymer-modified asphalt emulsion. Government, healthcare, and education properties: typically asphalt-based to meet specifications. We’ll recommend on every estimate based on the property’s actual use case and applicable regulations.
Get a Free Commercial Paving Estimate
Need help with a commercial paving project? Every estimate is free, on-site, and itemized. Most on-site estimate within 48 hours, with on-site estimate within 48 hours. Use the form on this page or call (630) 555-PAVE.
Get a Free Commercial Paving Estimate
Need help with a commercial paving project? Every estimate is free, on-site, and itemized. Use the form on this page or call (630) 555-PAVE.