Oil Spots on Asphalt: What to Resolve Before Sealcoating
Do not assume a fresh coat of sealer will hide oil spots without preparation. Show stained areas to your contractor before approving sealcoating, ask how those locations will be treated, and separate stain preparation from any pavement repairs. Also address recurring vehicle leaks so the same parking space is not immediately contaminated again.
Make the stained areas part of the walkthrough
Photograph the spots and identify their locations by parking stall, garage entrance, or another fixed landmark. Tell the contractor whether you know the source, whether the leak is ongoing, and what cleaning products or previous treatments have been used. If you do not know what caused a dark patch, label it as an unidentified stain rather than guessing.
Ask for a close inspection where a spot also has missing material or an uneven surface. A photograph can locate the concern, but it should not be the sole basis for deciding that cleaning, priming, or patching is sufficient. Request an explanation of what the crew finds before authorizing additional repair work.
Understand why preparation is a separate step
SealMaster's published sealcoating guidance distinguishes cleaning, pavement repairs, crack treatment, and oil-spot treatment before sealer application. Its Prep Seal product information describes an oil-spot primer intended to reduce stains showing through the new coating. That is a specific preparation purpose, not a promise that every stained area needs the same treatment.
Use that distinction when reading a proposal: does the price include preparation of the marked spots, or only general surface cleaning? Ask which coating system is proposed and how its preparation instructions will be followed. The manufacturer reference below illustrates the issue; it does not establish which products Milliken will use on your property.
Agree on the result before the crew arrives
For a Middle Tennessee driveway or parking lot, prepare a short written list: which spots are included, what work is proposed at each, who handles the leaking vehicle, and what happens if inspection reveals a separate repair need. Ask what appearance to expect afterward rather than assuming a perfectly uniform finish is guaranteed.
Milliken Corporation lists asphalt repairs and sealcoating among its services. Share the stain locations with the team when requesting a proposal, and ask that any repair recommendation be distinguished from the coating work. Keep the agreed scope and before photographs together for the final walkthrough.
Frequently asked questions
Is an oil-spot primer the same as an asphalt patch?
No. The cited primer is designed to limit stain bleed-through beneath pavement sealer. Ask separately whether the asphalt itself needs repair; do not treat a primer line item as a patching allowance.
Should I try another cleaner before the estimate?
First tell the contractor what has already been applied and ask whether further cleaning is needed for the proposed system. Avoid adding an undocumented treatment that the crew then has to evaluate.