Concrete Sealing Explained: Penetrating vs. Film-Forming Sealers

If you’re researching how to protect or refresh your concrete, you’ve probably come across terms like “concrete sealer” or “concrete clear coat.” While they might sound interchangeable, the truth is that not all sealers are the same. Knowing the difference can help you get the results you’re really after. 

At Roe Painting, we help homeowners and commercial clients seal, preserve, and elevate their concrete surfaces every day. Whether you’re looking to maintain that natural matte finish or want a smooth, glossy “clear-coated” look, your results depend on choosing the right type of sealer for your space and goals. 

In this guide, we’ll break down what sealing concrete really means and explain the two main types of sealers: penetrating and film-forming. If you’ve been searching for “concrete clear coat,” one of these is exactly what you’re looking for–it just depends on whether you want invisible protection or a polished, finished appearance. 

What is Concrete Sealing? 

Sealing concrete is the process of applying a protective product to the surface to help it resist damage from water, stains, chemicals, and general wear. Whether you’re dealing with a brand-new patio, a driveway that’s seen better days, or an interior concrete floor, sealing can make a big difference in both durability and appearance.

At its core, concrete sealing can do the following: 

• Repel moisture and contaminants to prevent surface breakdown. 
• Enhance the look of the concrete, depending on the product you use. 

This is where many people get confused. Some sealers are completely invisible once applied. Others leave behind a noticeable finish, anything from a soft sheen to a full-gloss “wet look.” So, when someone asks about a “concrete clear coat,” they’re usually referring to a type of sealer, but it could be one of two very different kinds, depending on what they want the surface to look like. 

Up next, we’ll break down those two main categories: penetrating sealers and film-forming sealers, so you can understand how they work and which one fits your project.

Penetrating Sealers: Invisible, Long-Lasting Protection

If your main goal is to protect concrete without changing how it looks, a penetrating sealer is likely the right choice. These sealers soak into the concrete’s surface rather than sitting on top of it. Once inside, they chemically react with the concrete to create a water and stain-resistant barrier below the surface.

Unlike film-forming sealers, penetrating sealers don’t leave a visible coating. Your concrete will look essentially the same, but it will be better protected from: 

• Moisture intrusion and freeze-thaw damage
• De-icing salts and water erosion
• Mold, mildew, and staining from contaminants

This type of sealer is especially popular for driveways, sidewalks, patios, pool decks, and any outdoor surface where function matters more than finish. It’s also breathable, meaning it allows water vapor to escape from underneath the concrete, which helps reduce the risk of bubbling or peeling over time. 

Best For: 

• Homeowners & business owners who want protection without shine
• Harsh or freeze-thaw climates
• Outdoor concrete exposed to the elements

Keep in Mind:

• Doesn’t enhance color or change appearance
• Usually requires professional surface cleaning before application
• Most types will need reapplication every 2-4 years, as UV breaks down the material over time

If you’re looking to extend the life of your concrete without drawing attention to it, a penetrating sealer is a low-maintenance, cost-effective, and high-performance choice.

Film-Forming Sealers for a More Custom Look

Not all film-forming sealers deliver the same finish. One of the biggest benefits of choosing this type of concrete coating is the ability to subtly customize the appearance of your concrete while still protecting it from wear, moisture, and UV damage. These sealers are usually a two-coat system of polyaspartic or polyurethane. They can be used on unfinished or stamped concrete, or concrete that has been ground smooth for a finished look. 

Whether you're looking for a clear coat for a modern interior slab or a decorative stamped driveway, these finish levels help you get the exact look you're going for. 

Matte Finish

A matte finish gives concrete a natural, uncoated appearance, while still enhancing its underlying color. It's ideal if you want the surface to look clean and uniform, without shine or reflection. 

• Best For: Driveways, walkways, outdoor patios, or industrial-style interior finishes
• Why Choose It: 
  • Offers more stain and UV resistance than a penetrating sealer
  • Helps camouflage imperfections
  • Subtle enhancement—great for a low-maintenance, natural look

Semi-Gloss Finish

Semi-gloss gives concrete a soft glow and light reflection, making it clear the surface has been sealed without going full shine. It works well on both indoor and outdoor concrete and offers a nice balance between natural and polished. 

• Best For: Indoor floors, stamped concrete patios, or decorative surfaces
• Why Choose It: 
  • Brings out color variation (especially on stamped concrete)
  • Shows off the surface detail without being too reflective

High-Gloss Finish

If you're going for the wet look, this is it. High-gloss sealers leave a clear, durable, and shiny coating that deepens the concrete's color and gives it a sleek, modern feel. This finish is most often used indoors but works beautifully on stamped or textured concrete outdoors. 

• Best For: Interior spaces, showrooms, or decorative stamped concrete
• Why Choose It: 
  • Bold, high-impact aesthetic
  • Excellent stain and chemical resistance when using polyaspartic or polyurethane sealers

Shiny & Smooth = Grind & Seal

This system combines surface grinding with one of the finish levels above. Grinding smooths the concrete and opens the pores, allowing the sealer to adhere better and creating a sleek, refined surface. It's especially popular for interior floors where design and performance. 

Depending on the product used, film-forming sealers can deliver anything from a low-sheen matte look to a high-gloss, wet-look finish. 

Best For: 

• Interior floors, basements, retail spaces, and modern homes or businesses
• Homeowners or designers who want a clean, industrial look
• Concrete that has been ground smooth or lightly polished

Keep in Mind:

• Glossy finishes can become slippery when wet (anti-slip additives are available)
• May require reapplication every few years, depending on traffic and use
• Not ideal for surfaces exposed to heavy freeze-thaw conditions or standing water

If you’ve been picturing a “concrete clear coat” that gives your floor that refined, gallery-style shine, this is what you’re looking for. 

See how we applied a concrete clear coat on this driveway for Boise State University's basketball coach, Leon Rice: 

Which Type of Sealer is Right for Your Concrete? 

Choosing the right sealer comes down to what you want your concrete to look like and what you need it to stand up to. 

Here’s a quick breakdown to help guide your decision: 

And remember: Both types of sealers protect, just in different ways. The key is matching your expectations to the right product.

You Can Achieve that “Clear Coat” Look For Your Concrete

Whether you're looking to protect your concrete from the elements or give it a sleek, finished look, sealing is a smart way to extend its life and elevate its appearance.

Now that you know the difference between penetrating and film-forming sealers, you can choose the right solution based on what matters most to you—durability, appearance, or both.

Still weighing your options? Our team at Roe Painting is here to help you seal your concrete the right way—with the prep, products, and precision that ensure long-term results.

Curious how sealing compares to coatings?

Check out our concrete coatings guide to learn when a coating might be a better fit, and why not every surface needs one.