Why Seal Coat?

• Seal coating seals the asphalt pavement, preventing the oxidation and erosion of the top layer of asphalt
• On older pavements seal coating replaces fine particles lost from the asphalt surface due to oxidation
• Seal coating seals the small cracks that can turn into large cracks and prevents water from seeping down to the base material.
• Seal coating helps protects the asphalt from the sun as well as the harmful effects of chemical spills such as oil and gasoline.
• Seal coating provides an attractive black surface that is ideal for painting lines and other markers.
• Seal coating leaves a smooth, clean surface ideal for sweeping, lowering cleaning costs.
• Seal coating costs pennies a square foot compared to the dollars needed to repair or replace damaged asphalt.

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Why does pavement fail if it is not Seal Coated?

• Assuming that the initial asphalt pavement was designed and constructed properly, the primary cause of failure is the penetration of water into the asphalt base
• This process begins with the oxidation of the pavement surface which causes the asphalt to dry and become brittle, this leads to the erosion of the top layer of fine particles and the appearance of larger stones and small cracks on the surface.
• If left untreated these cracks grow over time and eventually allow water to penetrate to the base of the pavement.
• When water enters the base of the pavement the base material moves and settles leading to further cracking and an "alligator appearance".
• When the pavement reaches this stage the only option is removal and replacement of the old asphalt. (See Asphalt Repair)

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What is a seal coat exactly?

• Sealcoats generally consist of a mixture of emulsified asphalt or coal tar pitch, water, mineral fillers, clay, sand, latex and co-polymers
• Sealcoats are applied directly to the surface of an asphalt pavement. They can be applied by rubber squeegee, broom, or mechanical spray or a combination (ie: 1st coat squeegee / 2nd coat spray)
• Sealcoats serve to seal the top of the asphalt, preventing water from penetrating the surface of the pavement and protecting the top layer of asphalt from oxidation and wear caused by exposure to the sun and air. Sealcoats also beautify the pavement by providing a smooth, black, even surface ideal for painting lines and sweeping.
• Sealcoats are designed for off highway use where there are low traffic speeds and tight turning radiuses such as parking lots, mobile home parks, schools, shoulders, etc.
• Sealcoats are different from slurry seals which use a much coarser aggregate filler and are designed for use on high speed areas with straight rolling traffic.

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Seal Coating Procedure
How your seal coating material is applied is as important as the product you choose to have your asphalt parking lot seal coated with.

The parking lot is first cleaned with high powered 18 HP push blowers. We utilize steel wire brooms to thoroughly clean the pavement surface of any grease or heavy dirt accumulation.

Oil spots or areas of prior heavy dirt accumulation are primed with a latex based primer to insure a good cohesive bond.

Limits of construction are taped to insure a uniform straight line at all entrance / exits. This leaves a professional appearance. Most contractors sorely neglect this aspect of the project.

Directional signage, barricades, and cones will be assembled to re-direct traffic into your parking lot and to create a safe working perimeter to prevent vehicles / pedestrians from entering the work area.

The edges are trimmed 24" - 36" with a spray shield for a seamless transition that appears to all have been applied at the same time.

Upon completion of the trimming, we will apply your chosen pavement coating system. We offer the following applications:

Spray Application

Squeegee Machine Application

Broom Application

1st coat squeegee / 2nd coat spray (MOST DURABLE)

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Why apply a penetrating pavement primer prior to seal coating?

Older asphalt surfaces become oxidized from the sun and weather. Oxidation causes the asphalt surface to become brittle, exposing the aggregate. Seal coating material needs a good, sound surface that it can bond to. If the sealer is applied over exposed aggregate or old, porous and oxidized asphalt surfaces, the sealer will not bond properly. Furthermore, the effects of traffic and weather will cause the improperly bonded sealer to wear prematurely. You would never have your car painted without putting a primer coat on first. Our penetrating primer, in essence, works the same way. Applying Polyprime leaves a surface that the sealer can bond to.

The penetrating primer is a special solution of tar in solvent. It is a multi-polymer/refined coal tar primer specially formulated to improve adhesion of pavement sealer to oxidized asphalt and the exposed stone. Its molecular structure allows it to quickly and effectively get down in the pores of the surface and create a good, sound surface to which the sealer can bond. The primer coats the exposed stone and penetrates the surface. When the solvent evaporates, the surface is coated with tar to which a sealer can be applied and bond to properly. The end result is a much stronger, and less porous pavement.


Penetrating primer being applied to a gray oxidized parking lot

We apply the following types of pavement sealer:

• The Carbonyte Process
  The Carbonyte Process by developed by Rayner Protective Products in California. It is recognized as the most advanced asphalt emulsion coating system available West of the Rockies. This product has been now licensed to several manufacturers on the East Coast which now have it available for application. To learn more about the Carbonyte Process (CLICK HERE)
• Hot Blended Polymer Modified Coal Tar Emulsion Sealer
• Hot Blended Polymer Modified Asphalt Emulsion Sealer
  Our hot blended products are applied at between 60 – 65% solids as compared to other pavement sealer which are applied at 40% - 43% solids after dilution with water. Our hot blended pavement sealers are applied full strength without any water being added. This allows the coating to cure and dry faster because there is less water to evaporate for the film to cure. Hot rubber is blended into these products along with polymer. BY the polymer being blended with the coating during the manufacturing process and not post added, this allows the polymer to “fuse” together with the emulsion which produces a more durable coating once it is properly applied to your pavement. Our hot blended pavement sealer is applied with 4 – 6 lbs of silica sand per gallon.

IMPORANT:
We have chosen to apply only “Polymer Modified” Pavement Coatings this year due to the increased cost of coal tar emulsion and asphalt emulsion pavement sealer. With most contractors being scared or not educated enough on how to approach their customers and inform them of changes in the industry, they are going to continue to charge the same prices they have for the last 5 – 10 years. With material costs almost doubling now, along with the cost of fuel and insurance rising, contractors whom have not adjusted their prices for the year are going to be at a crossroads: Perform the same job they have in the past, but allow their profit margin to be cut in half, or “cut-corners” by either applying inferior materials, over dilute the sealer with water or not add sand or latex additives to the sealer to improve their performance. We fear that most contractors are going to do the latter. For this reason, we can guarantee our clients a better grade pavement sealer which will outperform “Standard” coal tar emulsion and asphalt emulsion sealers even if they are “Post Mixed” with latex and sand. Studies have concluded that pavement sealers, coal tar or asphalt based, when hot blended with polymers during the manufacturing process will “OUTPERFORM” standard pavement sealer 2-1.

No company offer more choices in pavement coatings or application techniques.

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Seal Coating Programs:

GOOD: (1 year Warranty¹)

• 2 coats of pavement sealer applied by spray or 1 coat applied by brush. While 1 coat is applied by brush, we will spray a second coat in the entrance / exits, turning lanes and high traffic areas.

BETTER: (1 Year Warranty¹)

• 1 squeegee coat onto the surface by a mechanical ride on squeegee machine and the 2nd coat sprayed.

BEST: (2 / 3 Year Warranty¹)

• 1 coat Poly Prime penetrating primer
• 1st coat squeegee applied
• 2nd coat spray applied
• 3rd coat spray applied to exit / entrances. turning radiuses and turn lanes

¹ Traffic is not allowed onto the sealed section for 24 hours. If traffic is permitted onto the surface prior to 24 hours, the warranty is VOID. All warranty projects must be performed during the day. Night projects and projects performed before April 15th and after October 31st are not covered by any warranty.

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FAST DRY SYSTEM:
Our Fast Dry System allows us to sealcoat / stripe a parking lot and open it to traffic in 1 hour after application. This coating system is highly recommended for the following applications:
Fast Food Establishments
Trucking / Warehouse Facilities
Hospitals
Gas Stations and Convenience Stores
Banks
Shopping Center Parking Lots
Airport Refueling and Taxi Ways
Any other parking lot which has traffic or is open 24 hours a day
Our Fast Dry Pavement Sealer is applied full strength (65% solids) and is mixed with 6 lbs of silica sand. It is a 2 – 3 coat process which can be striped immediately and can be driven on 1 hour after application. Although the initial cost may be more expensive than using polymer modified pavement sealer, you will realize the savings with the minor impact that your business experiences versus having your parking lot closed for 24 hours.

BUYER BEWARE:
Please don’t confuse this coating system with the plethora of new “so-called” fast dry, quick drive, quick cure, active cure etc. products that contractors may be trying to sell you. Our Fast Dry Pavement Sealer is manufactured specifically as a Fast Dry system that has over 60% solids, 6 lbs of silica sand and geotextile fibers. This is not a coating similar to what our competitors are applying and naming a “Fast Dry” system by simply taking standard pavement sealer (40 – 43% solids), adding 30 – 50% WATER, a few bags of sand and “Post Adding” a “so-called” “FAST-DRY” modifier. Although these admixtures that are post added may allow the coating to cure / dry faster, they can never stand up to the durability or integrity of our Fast Dry System.