Should You Sealcoat Before or After Striping?

A Maintenance Guide for Property Managers in Western Washington

Managing properties in Western Washington comes with its own set of unique challenges — from rain-drenched winters to moss-covered surfaces. Parking lots, in particular, tend to wear faster in our climate. As a property manager, it’s important to know what’s necessary and what’s not when budgeting for asphalt upkeep. This guide walks you through a common maintenance dilemma: whether to sealcoat before striping, and when you can skip it entirely to save money without sacrificing quality or safety.

If you manage a commercial, residential, or retail property in Western Washington, you’ve likely scheduled your fair share of lot maintenance. And you’ve probably asked yourself (or Googled):

“Do I need to sealcoat before striping?”

This article will clear that up — and show you when sealcoating isn’t even necessary, helping you save money while keeping your lot looking sharp and compliant.

First Things First: Always Sealcoat Before You Stripe

If your lot does need both sealcoating and line striping, the order matters:

• ✅ Sealcoat first, then stripe once it’s cured
• ❌ Never stripe before sealcoating — it’ll just get covered

Sealcoating creates a clean, protective layer that extends the life of your asphalt. Striping after gives you crisp, high-contrast lines that bond properly.

Recommended Timing Between the Two

• Wait 24–48 hours after sealcoating before striping
• Let the surface dry completely — especially important in rainy or humid Western Washington weather

But Here’s the Truth: You Don’t Always Need to Sealcoat

Most of the time, striping alone is enough — especially when:

• Your asphalt is still in good condition (no major cracking or crumbling)
• Your last sealcoat was within the past 2–3 years
• You simply want to refresh faded lines or improve ADA markings
• You’re on a budget and need a visual boost now without resurfacing

This is actually very common — many of our clients restripe every 12–24 months, but only sealcoat every 3–5 years.

When Skipping Sealcoat Saves You Money

Here are a few examples of when skipping sealcoat is a smart move:

Bonus: Striping-only jobs are faster, cheaper, and less disruptive — especially helpful for multi-tenant properties or retail centers.

When You Do Need to Sealcoat

If you see:

• Surface oxidation (grayish color)
• Small cracks or early signs of aging
• Water pooling or oil stains soaking in
• Rough texture or visible deterioration

…it’s probably time to sealcoat before you stripe.

Local Conditions Matter in Western Washington

Rain, tree debris, and heavy traffic in cities like Bellevue, Redmond, Everett, and Kent mean every property wears differently. That’s why it’s important to evaluate each lot individually — not on a one-size-fits-all schedule.

Let Us Help You Decide (Free Evaluation)

At 1-800-STRIPER of Bellevue, we specialize in working with property managers across Western Washington. We won’t upsell you a service you don’t need.

We’ll come out and:

• Assess your asphalt condition
• Recommend stripe-only or seal + stripe
• Schedule with minimal disruption to your tenants or customers

📞 Contact us today for a free estimate — and we’ll make sure you’re not overpaying for services you don’t need.

Summary: Do You Need to Seal Before Striping?