Asphalt pavement has innate waterproofing, flexibility, and appearance advantages over other surfaces but these advantages deteriorate over time without consistent maintenance.
Asphalt sealcoating is often preceded by crackfilling when there are cracks penetrating the surface course of the parking lot or road.
The quality and preparation of the material in sealcoating is key and can lead to a wide range of problems if not mixed correctly. We use only high-grade SealMaster, Neyra & GemSeal products prepared by the manufacturer recommendations to ensure an end product that will surpass expectations.
Depending on your unique property locations, traffic flow, weather patterns, and budget we will outline the best options for protecting and enhancing the appearance of your parking lots.
Our process starts with phasing and communication with the property, tenants, management, and customers. We will determine the best way to complete the maintenance without impacting your business operations whether that be night work, weekend work, or extended phasing.
1. Blockade: We block off the entire area to be sealcoated with high visibility cones and barrels along with caution tape, allowing the work area to remain safe for customers and our crew.
2. Clean: A clean surface is key for adhesion of the sealer to the asphalt. We utilize brooms, brushes and blowers to completely clean and prepare the pavement for sealcoating.
3. Prime & Prepare: Oil and other surface stains are treated with primer prior to sealcoat application. The primer allows longer-term sealer adhesion to these chemically stained areas.
4. Crackfill/Patching: Now that the asphalt is cleaned and primed, we fill in all of the cracks with high-quality crack sealant and mill or sawcut and patch and necessary areas, if needed.
5. Sealcoat Application: Sealcoat is always recommended to be applied in 2 coats for long-lasting results. We apply sealcoat in 2 manners, squeegee and/or spray methods. The squeegee method is preferred and offers a more comprehensive sealer coverage, especially for asphalt with rough or porous surfaces. The sealcoated area will need to dry for a minimum of 12 hours with 24+ hours yielding the best results.
6. Restripe Pavement Markings: Once the sealcoat has dried and cured, we restripe the parking lot with any specific pavement marking changes or additions that have been specified. We use paint that meets or exceeds the particular state’s DOT requirements and can apply thermoplastic striping upon request!
7. Opening: After the property has been striped, we will perform a site walk to ensure your complete satisfaction before opening the area for traffic.
1. Waterproofing: The sealcoat covers small cracks as well as all of the asphalt pavement in the parking lot, offering a flexible waterproof layer to keep water and debris from entering from the surface. Water penetration into the asphalt is the top reason for deterioration leading to more extensive repairs.
2. UV Protection: Sealcoat also offers UV protection which is critical in those summer months to prevent the asphalt from losing flexibility. The UV rays cause the asphalt to lose the oils that give it the black color and become brittle allowing cracks to form.
3. Appearance: The aesthetic benefit of asphalt sealcoat is apparent by the deep black color of the parking lot, contrasted by fresh, bright pavement markings. This parking lot rejuvenation will not only save money in the long run but add curb appeal to your customer’s first impression of your business as they pull in the parking lot.
Did you know? Asphalt sealcoat should not be applied to a newly paved parking lot until at least 6 months after paving. The oils in the asphalt need to evaporate and cure properly so they do not mix with the sealer, causing it to crack and flake.