Expert Tips to Seal and Protect Your Asphalt Driveway While Avoiding Common Mistakes

Maintaining your asphalt property is crucial for enhancing its longevity, aesthetics, and overall functionality. A well-maintained property not only looks good but also saves you from costly repairs in the long run.

One of the best ways to maintain the longevity and aesthetics of your driveway or parking lot is to use asphalt sealing products. A sealcoat is a protective layer applied to asphalt surfaces that acts as a barrier against harmful UV radiation, wear-and-tear, and moisture infiltration. This specialized mixture, typically composed of asphalt emulsion, water, and additives, forms a resilient shield that preserves the integrity of the driveway.

In this blog, we’ll explore expert tips to seal and protect your asphalt property while avoiding common mistakes that could cost time and money.

Benefits of Sealing Your Asphalt Driveway

Below are some of the top benefits of sealing your asphalt driveway or parking lot:

• Enhanced Durability:

Over time, exposure to UV rays, water, and chemicals can cause the asphalt to crack, pit, and weaken. By sealing, you’re essentially adding a barrier that prolongs the life of your driveway or parking lot, making it more durable and resilient to wear and tear.

• Aesthetic Appeal:

A sealed driveway has a fresh, new appearance that enhances the overall look of your property. Sealcoating restores the dark black colour of the asphalt and ensures all cracks, dents, and damages are fixed, making the property look brand-new again.

• Protection from Elements:

A high-quality sealcoat product protects against environmental conditions such as rain, snow, ice, and UV rays. It prevents water penetration, freeze-thaw cycles, oil spills, and other contaminants that can weaken the asphalt.

• Cost-Effective Maintenance:

As asphalt is exposed to extreme weather conditions, wear-and-tear, and harmful UV radiation, sealcoating is a cost-effective maintenance measure. Without the protective barrier of sealcoat, a driveway can quickly deteriorate as cracks and potholes form.

• Increased Property Value:

Sealcoating an asphalt driveway or parking lot can increase visual interest, as well as the value of your property. A clean, smooth driveway is desirable and it shows that the property is well-cared for, which says a lot about a business’s professionalism.

Expert Tips for Sealing Your Asphalt Property

Tip 1: Time It Properly

The ideal time to seal your driveway or parking lot is in the late spring or early fall when the weather tends to be warm and dry. The weather should be dry for at least 24 hours before and after the sealant is applied. Avoid sealing during very hot or cold temperatures as they can affect the sealant’s performance.

Sealing at the right time ensures proper bonding and longevity of the sealant. If you seal too early or too late in the season, the sealant might not adhere properly, reducing its effectiveness. The air and ground temperatures should be at least 10 degrees Celsius. Waiting for the right conditions is crucial for achieving the best results.

Tip 2: Prepare the Surface

Before any sealant can be applied, it’s important to thoroughly clean the surface to remove dirt, debris, and oil stains. Use a broom, leaf blower, or pressure washer to ensure the surface is spotless. Any cracks and holes need to be filled to prevent further deterioration. This step is essential for creating a smooth, even surface for the sealant to bond with. The edging around the area should also be free of grass, weeds, and barriers.

For a long-lasting durable finish, allow the driveway to dry completely after cleaning and before sealing. Any moisture on the surface can interfere with the sealant’s adhesion, leading to poor results.

Tip 3: Choose the Right Sealant

Not all sealants are created equal and they don’t all offer the same level of protection. Asphalt emulsion sealers are one of the eco-friendlier products on the market. These higher-priced sealers are less resistant to stains and spills than other products. Coal tar sealers, on the other hand, are durable and provide excellent protection against chemical spills, but are declining in popularity in recent years. Acrylic sealers are another popular choice because they are available in various colours, including clear. As a stain-resistant sealer, acrylic is more costly than asphalt emulsion.

Invest in a high-quality sealant for better durability and protection. While it might be tempting to go for a cheaper option, a high-quality sealant will provide better results and last longer.

Tip 4: Consider the Application Techniques

There are different ways to apply sealant depending on the type of sealant chosen. The most common way involves using a roller or sprayer. Apply one thin coat of the sealer evenly along the driveway or parking lot, allowing for each layer to dry before continuing. Applying multiple layers of sealant will allow it to bond better with the asphalt compared to applying one thick coat.

Allow adequate drying time between coats. Usually, 24 hours is enough, but it’s best to follow the manufacturer’s instructions for optimal results.

Common Mistakes to Avoid When Sealing Your Asphalt Property

Mistake 1: Sealing Too Frequently or Too Infrequently

Oversealing can affect the underlying asphalt’s flexibility, leading to premature chipping and cracking. Under-sealing, on the other hand, can lead to cracks, potholes, and other damages.

Sealcoating once every two to three years is sufficient for most regions. Regular inspections can help you determine the best timing for resealing.

Mistake 2: Poor Surface Preparation

Sealing over dirt and debris can prevent proper bonding. Make sure the surface is clean and free of any contaminants before applying the sealant. Without a comprehensive inspection of the property, imperfections such as cracks and holes can be covered by the sealant. Always fill any cracks and holes before sealing to ensure a smooth, even surface.

Mistake 3: Wrong Weather Conditions

Sealing in extreme temperatures (too hot or too cold) can affect the sealant’s performance. Choose a day with optimal weather conditions for the best results. Sealants applied in damp or rainy conditions will not bond with the underlying asphalt for a long-lasting shield. Make sure the weather is dry and not overly humid for the best results.

Mistake 4: Improper Application Techniques

The application process requires precise timing, proper tools, and knowledge of the type of product being used. Sealant that is laid too thin or too thick can affect the curing process as well as results. Patience is key when sealing your driveway. Allow proper drying time between coats and don’t rush the process for the best results.

How to Prolong the Life of Your Sealed Driveway

Follow these tips to ensure your asphalt property stays in tip-top shape for years to come:

• Regular Inspections:

Periodically inspect your driveway or parking lot for signs of wear, cracks, or damage such as potholes. Early detection can prevent larger issues and save you money on repairs. In addition, identify any spills or stains and remove them before the sealcoat is applied.

• Routine Cleaning:

Use a water hose and broom to remove dirt, debris, and litter from the driveway. Oil spills and stains require specialized cleaning to prevent them from saturating the sealcoat and underlying asphalt. Keeping the surface clean helps maintain its appearance and integrity.

• Avoid Heavy Vehicles:

Parking heavy vehicles or machinery, such as snowplows, heavy machinery, or delivery vehicles, on the driveway or in the parking lot can cause premature wear, even on sealed asphalt. Avoid heavy loads to prolong the life of your property.

• Reapply Sealant:

For driveways that have moderate traffic flow, sealcoat should be reapplied once every two to three years. For properties that are excessively used by multiple vehicles, sealcoat may need to be applied more frequently. Any damage or small cracks should be repaired before resealing is performed.

• Seasonal Maintenance:

To maintain asphalt driveways, perform regular cleaning during the spring, summer, and fall, and opt for snow removal services in the winter. Hiring a professional paving maintenance company can save you time and money as potential issues can be identified and fixed before significant damage occurs.

• Edges Matter:

Take measures to prepare the edges of your driveway for long-lasting and durable protection. These areas tend to wear faster due to grass, water, or traffic flow. Pay attention to the edges to maintain even protection and ensure the asphalt is sloped for water runoff.

• Professional vs. DIY:

Consider hiring professionals if you’re inexperienced or if the driveway requires extensive repairs before sealing. Professionals have the expertise and equipment to do the job right and they will inspect, repair, and replace any portion of the driveway so that the sealcoat is more effective.

Extend Your Driveway’s Life with Sure-Seal

If you’re looking to extend your driveway’s life, Sure-Seal Pavement Maintenance Inc. is the GTA’s leading paving contractor and has extensive experience in asphalt repair and sealing. We offer an industry-leading seven-year structural warranty. Contact us at (416) 410-3705 or complete our form to schedule a free onsite consultation to see how our sealcoating services can enhance your property.