Seal Coating – Slowing Down The Aging Process
As soon as the hot freshly laid asphalt on your parking lot begins to cool down, the aging process begins. From this point on, the elements and use begin to wear the parking lot down.
The sun’s rays begin the oxidation process, water starts penetrating the tiniest cracks, oil seeps further down, and temperature variations essentially wear the surface bit by bit.
The secret to extending the life of any paved surface is to seal the pavement. And the success of the seal coating project is how it is planned, prepared, sealed, and finalized.
If you are considering seal coating your parking lot, there are a number of vital questions you must ask your contractor to ensure that the job is done right the first time and to maximize the longevity of the coated surface.
Step 1: What Planning Is Needed Before The Seal Coating Project?
There is a popular saying among professional seal coating contractors: “Effective seal coating is 95 percent preparation and 5% actual sealing.” It is important to find an experienced seal coating contractor because of the variables that have an impact on the longevity of the lot. Here are some questions to ask:
When will be the best time to seal coat the lot?
When is the lot busiest and when is it less used?
What are the best materials to use based on lot traffic, my budget and seasonal weather?
It is vital that you choose a seal coating contractor who is meticulous about planning the ‘whens’ and ‘hows’ of seal coating and involves you in the planning process.
Step 2: What Is Needed To Prepare for The Seal Coating Project?
Asphalt must be cured and solid for at least 30 to 60 days after installation before sealing. A seal coating professional can use simple tests such as pouring clean water on the surface to see whether a thin oil film forms on the surface to determine if the parking lot is sufficiently cured.
What cracks need to be filled (seal coating should not take the place of crack filling)?
Which holes need to be filled and compacted?
Is there damage to the pavement that must be repaired?
Should you repave a damaged section of your lot? Here’s an article we published titled, “5 Clear Signs That You Should Invest In Paving Services”. The article will help you determine if you should repair or repave.
While you compare various contractors, ask them about types of materials and application methods they will use before making your mind up. The right contractor should answer these questions to your satisfaction as well as explain their approach to setting up barriers and barricades and why.
To finalize your preparation, the lot surface needs to be thoroughly cleaned, debris removed, and professionally swept by an experienced parking lot sweeping team.
Step 3: How Should the Seal Coating Project Be Managed During The Application?
When it comes to ensuring that your parking lot is properly sealed, take some time to evaluate the different approaches that your chosen seal coating contractor uses, the seal coating material, and the number of coats.
We recommend that your contractor applies two coats and apply the material according to manufacturer recommendations.
Step 4: What Should Be Done After The Lot Is Sealed?
After sealing, the time needed to dry depends on the weather and having a contractor that can properly coordinate your property to minimize the inconvenience to residents or tenants.
C & L Services is particularly skilled with seal coat coordination and can arrange for an accessible surface in a little as three hours.
Also, ensure that you choose a contractor that can provide line striping for the parking lot after the seal has dried.
Finally, ask your chosen contractor for a meeting to follow-up and appraise the job shortly after the project is finished.
Still have questions? Call C & L General Services at 732-886-1940. We’ll be glad to answer your questions for your parking lot seal coating project.