Parking lot sealcoating is an investment in a property’s value, a business’s future, and the safety and security of the general public. Asphalt is considered one of the most viable, durable, and commonly used products across the globe. That being said, it is susceptible to damage over time.
Sealcoating your commercial property is one of the best ways to protect the integrity of the asphalt, the subbase, and the surface of the parking lot.
What Is Sealcoating?
Sealcoating involves putting a sealing substance on a paved surface, such as a parking lot, to protect it from damage caused by weather, moisture, cracking, and wear and tear. Sealcoat is made from a refined tar or asphalt emulsion-based substance. It works by binding the aggregates in the asphalt to form a protective barrier.
How Does Sealcoating Protect Your Parking Lot?
Acts as a Protective Shield
Sealcoat is composed of binders and fillers to form a protective barrier on a surface. This shield prevents moisture and harmful UV rays from penetrating the asphalt.
Prevents Oxidation and Weathering
Oxidation causes the physical properties within asphalt to shift. This could cause the pavement to stiffen and crumble. By sealcoating, the molecules of the asphalt are protected from the effects of oxidation and weather conditions.
Prevents Cracks and Potholes
Using a sealcoat helps to prevent weather-related moisture and fluids from seeping into the crevices of the pavement. Any penetration of water, oils, and other liquids can cause cracks to form and lead to potholes.
Preserves Asphalt Flexibility
Asphalt is designed to be flexible to support the weight of traffic flow. Sealcoat helps to prevent cracking and crumbling and enhances and protects the elasticity of the pavement.
Extends Longevity and Minimizes Repairs
Applying sealcoat reduces the need for regular asphalt repairs by adding a layer of protection to the structural components of the asphalt and, in turn, the underlying foundation.
The Importance of Regular Sealcoating
Sealcoating a parking lot makes sense because it’s cost-effective, safe, and enhances the customer experience. The number of repairs needed can be significantly reduced with regular sealcoat applications, therefore minimizing the need for a complete asphalt replacement.
Industry standards recommend having a sealcoat applied on an asphalt parking lot once every two to three years. With the effects of extreme temperatures, weather conditions, wear-and-tear, and high traffic volumes over time, asphalt will begin to absorb moisture. This can result in significant damage to the asphalt and subbase.
The Sealcoating Process
- Preparation phase: Before a sealcoat application, the surface of the asphalt must be properly cleaned and any minor damages must be repaired.
- Application methods: Depending on the size of the parking lot, a professional paving service will use the appropriate equipment such as a broom, squeegee, or spray machine to complete the application process.
- Drying and curing time: The amount of time it takes for a sealcoat to dry depends on the existing weather patterns. Higher temperatures and direct sunlight can cause the product to dry immediately. The sealcoat is cured when the sealer has completely hardened.
- Post-application care: Regularly inspecting the parking lot for new damage can help enhance the longevity and reliability of the sealcoat product. The parking lot should be re-sealed once every two to three years.
Sealcoating Challenges and Solutions
Commercial property owners tend to wait until spring or fall to have professional sealcoating services performed due to the fluctuating temperatures and weather conditions of the winter and summer seasons. Sealcoating during the summer or winter might not provide adequate coverage.
Some potential concerns and issues can develop during the application, drying, and curing processes. Not only does the weather need to be suitable, but the sealcoat must be applied with properly mixed sealant. In other words, the product cannot be too thick or thin. It also must be allowed to dry before use and have the time for curing before subzero temperatures arrive.
Working with an experienced pavement contractor can help reduce the risks of problematic situations occurring.
Benefits of Sealcoating for Parking Lots
Enhanced Appearance
A well-maintained parking lot can keep its welcoming appearance with regular sealcoat application every few years.
Protection Against UV Rays
The temperature of an asphalt parking lot can rise to 68.5°C quickly, causing the material to soften and become easily damaged by foot and vehicle traffic. Sealcoat products protect against the penetration of UV rays.
Weather Resistance
Moisture from rain, snow, and ice can seep into the cracks and crevices of asphalt. This can lead to large gaps and holes, the expansion of existing cracks, and the formation of potholes.
Prevents Chemical Damage
Sealcoat products line the surface with a protective barrier to prevent damage from chemical spills and leaks that could penetrate the asphalt pores.
Seals Minor Cracks
While pavement crack sealing involves a different process, sealcoating can still be used to effectively seal minor cracks in an asphalt parking lot. Parking lot crack sealing for larger cracks requires immediate attention.
Increased Durability
As water, oils, and other fluids can cause significant damage to the asphalt, sealing the surface prevents moisture from penetrating the crevices of the asphalt.
Improved Safety
Sealcoating provides friction for tires and footwear when slippery conditions are present. It can reduce the risk of accidents and falls.
Longer Lifespan
Sealcoating is a protective barrier to help a parking lot last beyond 25 to 30 years without the need for replacement.
Cost-Effective Maintenance
As sealcoat is a long-lasting and durable product, it requires low care and attention, and any needed repairs are minimal.
Eco-Friendly Solution
The components of sealcoating (bitumen, water, polymer additives, silica sand, and fillers) have been recognized to be friendly to the environment.
Improved Resistance to Oxidation
The distinct materials used in sealcoat products help to slow down the oxidation process that occurs with extreme temperatures throughout southern Ontario.
Enhanced Property Value
The sleek smooth appearance can enhance the value of your property and give the parking lot a professional look.
Revitalize Your Parking Lot with Sure-Seal Pavement!
Reach Out for Expert Sealcoating Services As a leading sealcoating and paving contractor in the GTA, Sure-Seal Pavement Maintenance Inc. offers cost-effective pavement solutions for your parking lot. Our eco-friendly products protect the asphalt and subbase with industry-grade paving application, sealcoating, asphalt crack sealing, resurfacing, repairs, line marking, and other security-related services. Contact us today for a complimentary evaluation of your commercial parking lot.