Seal Coating: The Questions to Ask Before You Start Your Seal Coating Project

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Fresh seal coating makes the pavement look beautiful and new!

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.

Parking Lot Seal Coating – If You Read One Article About Parking Lot Seal Coating, Read This One

parking lot seal coating - sweeping.comParking Lot Seal Coating – Making A Good First Impression

As a property owner you understand the need for keeping your property looking presentable, including your parking lot.

The parking lot is one of the most visual elements of the property, in some cases representing two to five times the area of the structures on the property. If this area is worn, gray and filled with cracks, it makes a poor first impression.

Certainly, taking care of the parking lot is not always easy, however parking lot seal coating can be a worthwhile investment, improving both the visual appeal and preserving the life of the parking lot.

Chemicals, sun, and general use can speed up the aging of asphalt surfaces. This is why parking lot seal coating is an important step to protecting your investment in an asphalt parking lot.

Parking Lot Seal Coating – Bringing Back The “New”

Parking lot seal coating improves the look and curb appeal of asphalt parking lot. Unfortunately, you don’t get a second chance to make a good first impression, so a professional seal coating improves curb appeal and perception of value.

Asphalt is mostly made up of a variety of materials (sand, gravel, ground rubber and sometimes crushed glass) which held together by a sticky, glue like substance called bitumen.

Bitumen is a naturally occurring by product of petroleum distillation and gives asphalt pavement its black appearance. Bitumen does deteriorate over time and loses that “new” dark appearance by turning grey. A rich finish of sealcoat brings back the “new” appearance and accentuates the overall look of the parking lot.

Parking Lot Seal Coating – Protection As Well As Looks

Parking lot seal coating also protects the asphalt from deterioration due to sunlight UV rays, chemicals and water penetration.

When harmful elements like snow, sun and rain come in contact with your parking lot, the pavement begins to fade, deteriorate and become brittle. This in turn causes the pavement to be overly brittle in cold weather or too soft in warm weather.

Unavoidable contaminants such as brake or transmission fluids, grease and motor oil drip onto the asphalt, causing weak spots and stains. To minimize this type of damage to your asphalt parking lot, think about scheduling a parking lot seal coating into your parking lot maintenance program.

Parking Lot Seal Coating – Extending The Life of Your Investment

Parking lot seal coating extends the average life of pavement by 50 to 100%, potentially doubling the life and reducing the need for costly repair. A regular seal coating can actually double the life of the asphalt pavement.

Proper installation of the parking lot pavement requires these basic standards:

  • subgrade is compacted and sound
  • appropriate base material is compacted and placed correctly
  • appropriate thickness of hot material is compacted and placed correctly

Assuming the asphalt pavement was designed and installed properly, seal coating will certainly extend the parking lot pavement life by safeguarding the asphalt binder from oxidation and slowing the unavoidable deterioration.

Parking Lot Seal Coating – Protection from Water Intrusion

Water intrusion is considered to be one of the main reasons for asphalt failure (especially in “freeze/thaw” regions) Since asphalt is porous, water can penetrate through cracks and because of the freeze/thaw cycle, enlarge cracks leading to asphalt failure. Seal coat has water repelling agents that minimize this type of damage.

All in all, regular seal coating is indispensable to extending your parking lot life, preventing premature failure, and making your parking lot look more attractive and appealing.

Need to breath some “life” into your parking lot?  Time to spruce up the look of your parking lot?  Call C & L General Services at 732-886-1940 and let us discuss your parking lot seal coating needs.

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