Asphalt Pavement Sealcoating 101

Sealcoating is an essential component of not just protecting your asphalt from damage and fading, but also making your parking area appealing. Many property managers are aware about the necessity of sealing their asphalt paving, however, they are still unsure about the particulars. In most cases, the questions are similar, which is why we thought it would be a good idea to create a list of the most frequently asked questions to assist you in understanding the fundamentals of sealcoating.

My asphalt is cracked on the surface which keep resurfacing. What can I do to fix them?

Prior to sealcoating, it is crucial to fill any cracks that are already present. If a crack is not sealed, it could let water in and result in damage to asphalt surface. If water seeps into its pores in the surface or even under the asphalt, into the base, costly repairs to asphalt are required to fix the damage. Even after the asphalt parking lot has been sealed, if cracks are not filled, the damages can happen.

Important to keep in mind If cracks in asphalt are properly filled the first time crack sealing is guaranteed to last for the duration of the sealcoat. It is unlikely that cracks will be returning!

Do we need to should our parking area on asphalt be get a sealcoat each year?

No. Although many sealcoating companies attempt to convince you to seal your asphalt every year it is merely to make money! Applying too much sealer to asphalt could cause a variety of problems. Property managers often don’t know that the initial two layers of sealer actually shield the asphalt. The majority of sealcoating applied after the initial application is usually intended for aesthetic purposes only.

Can we coat our parking area in the heat?

It is true, but it should be done with the right methods. As you’ve probably guessed asphalt can become very hot, particularly in Florida in the summertime. Sealing the asphalt when temperatures are higher than 90 degrees could result in the sealer drying too fast. In this case, it could flake, peel, or cause streaks. When applying sealcoat at temperatures higher than 90 degrees, the best method is to apply a spray with a thin mist in water before applying sealcoat. This will have an effect of cooling the asphalt. After the temperature of the asphalt is lower and the sealer is safe to be applied.

A properly laid asphalt project can last for between 20 and 40 years if it is properly maintained. Employing a reliable paving contractor will save you cash in the end. You will not only have a parking areas that look amazing, but the work will last for years!