Sealcoating – Extending the Life of Your Pavement
Asphalt is relatively inexpensive when compared to other paving materials, long-lasting, requires minimal maintenance when properly laid, and generally takes less curing time before being usable.
One important step in asphalt maintenance is a good sealcoat. Sealcoating is a process by which a specially formulated sealant is applied to protect the asphalt from deterioration caused by heavy usage, water or chemical penetration, and environmental factors such as harsh weather.
A good sealcoating actually extends the life of your asphalt and keeps its appearance aesthetically appealing.
Sealcoating – The Basic Types
There are three basic types of sealcoating, each of which has its own particular pros and cons depending on your specific needs.
An asphalt-based sealant lasts between 1 – 3 years before needing a fresh application, the tar-based sealant has a lifespan of between 3 – 5 years and a petroleum-based sealant falls somewhere between.
Not all sealants are available everywhere due to environmental issues and questions in certain areas, so an asphalt expert should be consulted before deciding which sealant is right and available for your parking lot.
Sealcoating and Temperature
Regardless of which sealant type you use, keep in mind that temperature affects the outcome of the application.
Warm sunny days with low humidity are the best times to apply the sealer. As a rule of thumb, late Spring into early Autumn is generally ideal months for sealcoating.
Cool, humid weather will not allow the sealant to bind properly with the asphalt nor cure into a strong surface, and attempting to coat in cold weather is a total waste of time and money.
Winter is the least ideal season to seal coat, however warmer winters extend the opportunities for sealcoating projects. Avoid conduction a sealing job when there is a chance of rain, no matter how warm the day may be.
Sealcoating – Not a Substitute for Crack Filling
Asphalt sealers are designed to protect the surface of the asphalt, not used as a crack filler.
Any potholes, cracks, or other defects should be repaired before sealer is applied. Striping is often an integral part of defining parking spaces and adding to the overall appearance of the parking lot.
Any striping should always be done after the sealant has been applied and cured.
Sealcoating – Improving Property Aesthetics
Your parking lot, whether giving access to a commercial enterprise or an apartment complex, takes up much of your property and is the first thing potential customers or residents see.
Keeping that parking lot clean and well-maintained gives a good first impression and shows pride of ownership. A routine sealing schedule should always be included as part of your asphalt maintenance program.
Not only will that keep your parking lot in tip-top condition, it will save money over the long term.
Thinking about refreshing your parking lot or pavement? Need to “spruce up” the look of your exterior pavement? If you’re located in central New Jersey, give us a call at 732-886-1490. Further North…call us at 908-730-7888. We’ll be glad to answer your questions about sealcoating.