If you’re a property manager, maintaining your asphalt surfaces efficiently and cost-effectively is crucial. Sealcoating, a key maintenance practice, can significantly extend the life of your asphalt and provide long-term financial benefits. This post will reveal 12 essential sealcoating facts that every property manager should know to keep their asphalt in top condition.
Fact 1: Sealcoating Extends Your Asphalt’s Lifespan
Professional sealcoat products protect against oxidation, water penetration, and chemical spills thereby extending the asphalt’s lifespan. Asphalt pavement is designed to last for years with regular maintenance and care. Regular sealcoating every two to three years can significantly extend the durability of your asphalt, ensuring it remains functional and visually appealing for 15 to 30 years.
Fact 2: Sealcoating Is a Cost-Effective Solution
Without sealcoating, asphalt is susceptible to damage and destruction which could lead to high repair/replacement costs. According to industry studies, regular sealcoating can reduce repair costs by up to 50%. Additionally, a well-maintained asphalt surface can save property managers thousands of dollars in replacement costs over the asphalt’s lifespan.
Fact 3: Sealcoating Protects Against Weather Damage
Top-quality sealcoat products are designed to protect the integrity of the underlying asphalt and its foundation from damaging weather effects. It forms a shield against water, chemicals, and oil to prevent them from seeping into the asphalt. Sealcoating also guards against UV radiation, which can cause oxidation over time, leading to cracks in the asphalt surface.
Fact 4: Proper Timing Maximizes Sealcoating Effectiveness
To maximize the effectiveness of sealcoating, it’s recommended to apply it every 2-3 years. The ideal timing can vary based on factors such as the local climate and traffic patterns. For instance, areas with heavy traffic or harsh weather conditions might need more frequent applications. Regularly scheduled sealcoating ensures continuous protection and extends the life of your asphalt.
Fact 5: Sealcoating Enhances Curb Appeal
Pavement sealing projects can transform a dull and dreary-looking parking lot into a clean and well-maintained property. The shiny and smooth black finish enhances curb appeal and gives off the impression that the property is safe and secure for visitors. A commercial or industrial property that is regularly maintained will have a higher property value than others.
Fact 6: Preparation Is Key to a Successful Sealcoat
Proper preparation is crucial for a successful sealcoating job. This includes cleaning the asphalt surface, repairing cracks, and treating oil spots. Inadequate preparation can result in a poor-quality sealcoat that won’t last as long. Ensuring thorough preparation will help achieve a durable and long-lasting finish.
Fact 7: Sealcoating Is Not a Substitute for Repairs
Asphalt sealing products are designed to protect the surface of the pavement and not to repair cracks, potholes, or other damaged areas. Specialized products and equipment are needed to address parking lot repairs or replacements before the sealant can be applied. For long-lasting and durable results, the asphalt surface needs to be in top condition and completely cured before the sealcoat can be applied.
Fact 8: Choosing the Right Materials Matters
Different types of sealcoating materials are available, such as oil-based sealants and water-based sealants. Water-based sealants are created with water, limestone, and various other fillers and have low volatile organic compounds (VOCs). The quick curing time makes it a common choice for busy properties. Oil-based sealers take longer to dry due to the high level of VOCs. This sealant is made with asphalt binder and mineral fillers that bond with oils and polymers.
Fact 9: Sealcoating Can Help the Environment
Like asphalt, sealcoat products are environmentally friendly. The manufacturing process produces less volatile organic compounds (VOCs) that are linked to environmental damage. As sealcoat forms a barrier on the asphalt surface, it prevents chemicals, oil, and other hazardous fluids from entering nearby waterways and destroying the local ecosystem. Regular sealcoating also decreases the need for new asphalt production, which in turn reduces carbon emissions.
Fact 10: Sealcoating Helps Prevent Expensive Water Damage
Water is asphalt’s kryptonite as it can slowly seep into existing cracks, causing severe damage to the composition of the pavement. This can weaken the entire structure and the underlying base of the asphalt. Top-quality sealcoat products form a protective barrier to stop snow, ice, and rain from penetrating the surface and causing erosion and/or potholes.
Fact 11: Hiring Professionals Is Better Than DIY Sealcoating
While DIY sealcoating might seem cost-effective since little equipment is needed, it comes with risks. Improper application can lead to premature wear and reduced effectiveness. Hiring professional contractors ensures the job is done correctly, using the right materials and techniques. Professionals bring expertise and experience, minimizing the risk of mistakes and ensuring a high-quality sealcoat.
Fact 12: Sealcoating Thickness Impacts Performance
A little-known fact is that the thickness of the sealcoat layer significantly affects its performance. Industry standards recommend a certain thickness to achieve optimal protection and durability and surprisingly, two coats will dry and cure better than one coat of sealcoat. Applying too thin a layer can result in inadequate protection, while too thick a layer can lead to cracking. One coat of sealcoat will need to be applied within one year whereas two thin coats can offer protection for up to three years.
Protect Your Asphalt Investment with Sure-Seal Pavement!
As a leading parking lot sealing contractor in the GTA, Sure-Seal Pavement Maintenance Inc. provides professional asphalt services for residential, commercial, and industrial properties. With 30 years of experience, we use only the highest quality of materials and equipment and employ reliable and certified technicians.
Contact us today at 416-410-3705 or complete our online form to schedule a free onsite consultation to discuss your sealcoating needs.