ASPHALT SEALCOATING

Asphalt seal coating is recognized as one of the most beneficial preventative maintenance treatment for your asphalt parking lot when TIMED PROPERLY. The keys to a successful sealcoating program include preparation of the asphalt surface, crack filling (if applicable) and application of a coal tar based pavement sealer in optimal weather conditions.

Far too many times, either inexperienced seal coating contractors or unscrupulous ones “over sell” seal coating to unsuspecting property owners / managers. Property owners rely on what they assume sometimes are professionals to guide them in making the proper buying decision. Because 90% of seal coating contractors fall into a category of sales people versus “pavement consultants”, when the property manager approaches them for honest straight-forward advice, the fear of losing the sales kicks in and they will sell the prospect on seal coating when they themselves know it will provide little value other than cosmetic enhancement of the asphalt, and most of the time that is short lived.

What Asphalt Sealcoating WILL DO:

• Either coal tar emulsion, asphalt emulsion or petroleum based emulsion will protect an asphalt parking lot from gas & oil spillage, oxidation from the sun, deterioration from de-icing chemicals, waterproof the surface, help melt snow & ice faster and will beautify the pavement.

• When used as part of a preventative maintenance program, seal coating when first applied 12-18 months after asphalt installation and then every 2-3 years thereafter, if applied as per the manufacturers specifications (Proper water dilution, addition of a latex modifier & addition of silica sand for traction and durability) will extend the life of an asphalt parking lot by 20 years on average if completed in conjunction with a Preventative Maintenance Plan to include hot rubberized crack sealing and inspection of the parking lot on an annual basis to cure issues right away.

• Seal Coating will help melt ice and snow faster as the deep rich black color retain heat from the sun.

• Seal Coating will make sweeping and cleaning the asphalt parking lot easier as it creates a smooth surface.

What Asphalt Sealcoating WILL NOT DO:

• When an asphalt parking lot is neglected for 10-15 years, is covered with cracks, alligator cracked areas, erosion of the fines from the asphalt leaving behind a rough surface with exposed stone, seal coating will provide NO structural value and will only be cosmetic. Seal coating a 15 year old neglected parking lot will look great for a photo on LoopNet or Co-Star, however, a discriminating property inspector that performs their due diligence will certainly ask for a concession for repaving.

• Seal Coating will only add a few years of life to the asphalt at best for a deteriorated parking lot that has not been maintained.

• Seal Coating will not level or fix low spots.

• Seal Coating will not resurface asphalt, even though some seal coating products use the word “resurfacer.”

• When seal coating is performed on asphalt where all the fines have eroded and the stone is now rough and protruding, the seal coat application will quickly wear off of the top of the stones in high traffic areas.

• 1 coat of spray applied pavement sealer will not protect the asphalt as well as 2 coats.  Some contractors will tell you “they can apply the same amount of sealer in 1 pass instead of 2” or make claims such as “it is a 1 coat application and is being applied at the manufacturers recommendation of 70 sq ft per gallon” etc.  If you go to any seal coating products manufacturers website and look up their technical bulletins, they all recommend when spraying pavement sealer to apply 2 thin coats versus 1 thick coat.

  
  How Does Seal Coating Save Me Time and Money?

Sealcoating proves to be a smart investment that can effectively save you both time and money. By utilizing sealcoating on your parking lot , you will significantly reduce the frequency of maintenance required. Rather than constantly attending to your parking lots repairs and resealing, dedicating just one week or weekend every three years or so is all that is necessary to maintain its pristine condition.

The cost-effectiveness of sealcoating emerges in its ability to prolong the lifespan of your driveway. By creating a protective barrier, sealcoating shields the asphalt from damaging elements such as UV rays, rain, and harsh weather conditions. As a result, your pavement remains resilient and undamaged for an extended period.

By committing to regular sealcoating, you can potentially enjoy the benefits of an attractive and unblemished pavement surface for decades to come. This not only saves you money on frequent repairs and resurfacing but also provides you with peace of mind knowing that your investment is well-preserved. In conclusion, sealcoating offers a time-efficient and cost-effective solution to maintaining your parking lots.

By dedicating minimal effort and resources during periodic sealcoating sessions, you can enjoy a well-maintained and visually appealing asphalt surfaces for an extended period, resulting in substantial time and money savings in the long run.

How Does Seal Coating Prevent Water From Entering Cracks?

Sealcoating plays a vital role in preventing water from infiltrating cracks on your asphalt parking lot. By applying a protective layer of sealant, sealcoating effectively fills in newly emerging or larger cracks. This creates a barrier that hinders water from seeping beneath the surface of the asphalt.

This is especially crucial during the winter months when water can freeze within these cracks and expand, causing them to widen and potentially cause further damage.

With its ability to seal off these cracks, sealcoating acts as a preventive measure that stops water from entering and causing havoc below the surface of your parking lot.

What Are The Top 5 Reasons Why Seal Coating

Is Important For My Parking Lot?

Sealcoating is essential for your parking lot due to several crucial reasons:

1. Protection against oxidization: The sun's rays cause a natural process called oxidization, which can dry out the bitumen in your asphalt pavement, making it brittle and prone to cracks and damage. By applying sealcoating, you can effectively slow down oxidization and keep your asphalt looking new and resilient.

2. Prevention of water damage: Cracks in your asphalt provide an entryway for water, which can result in further damage, especially during freezing temperatures when the water expands. Sealcoating fills in these cracks and forms a protective barrier, preventing water from entering and causing additional harm to your parking lot.

3. Resistance to fuel spills: Asphalt and gasoline share similar chemical properties, making fuel spillages a potential hazard for your asphalt pavement. Sealcoating creates a protective layer that prevents gasoline from binding with the asphalt surface, shielding your parking lot from softened and weakened areas caused by fuel spills.

4. Enhanced resistance to pressure: Asphalt has the inherent ability to flex and bend under the weight of vehicles without cracking. However, if your pavement is not regularly sealcoated and has become brittle due to oxidization, it loses this flexibility, becoming more susceptible to cracks and other damages caused by pressure. By maintaining regular sealcoating, you can preserve the flexibility of your asphalt and prevent potential cracking.

5. Cost and time savings: Sealcoating extends the lifespan of your asphalt pavement, ultimately saving you time and money. By investing in regular sealcoating every few years, you can avoid expensive repairs and enjoy a durable, attractive parking lot for many decades to come.

In summary, sealcoating is crucial for your asphalt pavement as it protects against oxidization, prevents water damage, resists fuel spills, enhances resistance to pressure, and ultimately saves you time and money in the long run.

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We can evaluate your parking lot with an honest - professional assessment backed by 25+ years of experience on the current condition of your asphalt parking lot and help you make an informed buying decision on whether sealcoating will or will NOT work for your property!