By Kristina Brahney | March 25, 2021
New Jersey Parking Lot Sealcoating

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What Is Asphalt Sealcoating?

Pavement Sealcoating, Seal coating, or pavement sealing, is the process of applying a protective coating to asphalt-based pavements to provide a layer of protection from the elements: water, oils, and U.V. damage.

Sealcoating is an essential part of any asphalt repair and maintenance plan. Before any sealcoating project, is is important that all crack repairs and any other asphalt maintenance be completed before the sealcoat application begins.

Commercial property owners and managers can agree that pavement sealcoating is a cost-effective maintenance service to their properties, and they are right. Sealcoating ads immense curb appeal, all while protecting your parking lot.

Watch The Sealcoating Process Below



What Are The Benefits Of Sealcoating?

Protecting your asphalt with high-quality sealcoating offers property managers a number of benefits.

Periodic asphalt maintentenance can extend the life of your asphalt up to 30 years. When new asphalt is properly sealcoated within the first year, the surface will experience much less degradation from water, traffic, and UV damage from the sun. Sealcoating also protects against oxidation caused by harsh weather like heavy rain, snow, and ice.

A Quick Note On What Sealcoating WON'T do--

Sealcoating an asphalt parking lot that's been neglected for 10-15 years is like putting a small band-aid on a severe wound. It may look fine for a short while, but there won't be any structural value or real protection happening.

THE BIGGEST ENEMY OF ASPHALT

One of the largest enemies of asphalt is the sun. The sun oxidizes the asphalt and dries out the vital asphalt cement that keeps it together. Asphalt cement is the glue that holds the sand and stone together.

As asphalt oxidizes the fine graded sand first starts to roll out and leaves exposed stone. Once the fines begin to erode and the angular stone is left it makes the pavement sealer very difficult to properly coat and bond the exposed stone. This usually results in premature wear and tear of the pavement coating application in high-traffic areas.

How Is Sealcoating Applied?

Sealcoat is applied directly onto the surface of a (recently cleaned) asphalt pavement. We prefer to use a sealer made of coal tar emulsion.

Before a sealcoating job, the asphalt should be cleaned using sweeping methods and/or blowers. Secondly, all crack sealing or crack filling in completed.

Once the surface is clean, the sealcoat mix is applied at about 60 square feet per gallon per coat.

The asphalt sealer is then applied using rubber squeegees, brooms, or mechanical spray, often a combination of the aforementioned applications.

**When it comes to Asphalt Emulsion Sealer, we like squeegees and think they offer the best re: durability.

Line striping is then completed (as person tract specifications

It is important to note that pavement sealer is recommended to be applied 12-18 months after paving and every 3 years thereafter. By sealcoating on a 3 year rotation you will extend the life of your asphalt to 20-25 years.

How Long Does The Asphalt Sealcoating Process Take To Complete?

Most industrial parks or shopping center jobs take two coats or sealant due to traffic. This requires 24-48 hours of curing before vehicles are allowed back onto the surface.

How Much Does Sealcoating Cost In New Jersey?

Using Coal Tar or Asphalt Emulsion Sealer, the average price to sealcoat your asphalt surface ranges from $0.14 - $0.25 per square foot. A number of factors can affect the sealcoating price:

Mobilizations: The amount of phases the project can be completed to minimize disruption to your customers / tenants.


Cleaning & Preparation: How dirty the parking lot is and how much cleaning will be involved using walk behind air blowers and steel wire hand brooms. Pavement sealer requires asphalt to be 100% clean to adhere / perform properly. The amount of oil spots which require preparation and priming with a latex based oil spot primer.


Layout Of The Parking Lot: Wide, open square asphalt parking lots and interior roadways without a lot of landscape islands, turns and other chopped up areas. When pavement sealer can be applied with a distributor truck spray bar making a 10’ pass at a time versus a hand held spray wand applying sealer in a 3’ pass at a time.


Size Of The Asphalt Parking Lot To Be Sealcoated: With all things being equal (Clean Parking Lot, 10 miles from office etc) theoretically it takes the same amount of time for a 4-person sealcoating crew to sealcoat a 15,000 sq ft open Burger King parking lot working in sections that is does to sealcoat a 60,000 sq ft closed office building parking lot on a Saturday.

We offer a variety of options for all of your asphalt sealcoating services and asphalt paving needs.

 

Want To Email Us Directly? CLICK HERE or visit www.fixasphalt.com today.

 

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