Rochester NY Sealcoating is a common recommendation to help maintain asphalt driveways and parking lots. It is generally performed every two to three years.
Observing signs of wear and tear such as a faded black color and small cracks on the surface is usually the first indicator that it’s time to consider seal coating.
Asphalt Pavement is constantly exposed to damaging elements like air, water, chemicals and the sun’s UV rays. These elements cause the aggregates (rocks, sand and stone) to break down. This deterioration causes cracks and holes in the parking lot surface. Sealcoating protects the asphalt by forming a protective barrier from these harmful elements. In addition, it fills in small cracks and makes the pavement look brand new.
It also protects the underlying asphalt binder. The sun’s UV rays cause oxidation, which can dry out the asphalt binder and make it brittle. It is this deterioration that allows the cracks to start and spread. When the cracks get bigger, they start to penetrate into the asphalt foundation and damage it.
Sealcoating slows the oxidation process and keeps the asphalt flexible, strong and durable. It also prevents the formation of potholes. Water penetrates the tiny cracks in the asphalt’s surface and freezes during the winter. As it expands and contracts, the cracks become larger and can eventually turn into potholes. Sealcoating creates a waterproof barrier and prevents water from seeping into the cracks and worsening them.
While Sealcoating won’t repair the existing asphalt cracks, potholes and other damage, it will prevent them from getting any worse. Without seal coating, parking lots that are exposed to weather conditions like snow, rain and wind can develop cracks, potholes, and other damage that require costly repairs like asphalt resurfacing or reconstruction. Regular maintenance with asphalt sealcoating can extend the life of your parking lot and keep it looking attractive and safe for customers and employees.
A well-maintained parking lot with beautiful asphalt will increase customer traffic and boost your business’s image. However, a worn-out and damaged parking lot can make your customers think twice about coming to your business.
Prevents Oil Spills
Asphalt surfaces need a strong, robust barrier to protect against the elements and the damage that comes with daily traffic. A good sealcoat acts as the first line of defense, shielding against UV rays that can cause the bitumen binder in asphalt to weaken and deteriorate, and providing a sturdy surface against oil spills, water damage and other chemical attacks.
Oil spills, especially when not cleaned up quickly, can seep into the asphalt, creating a dark stain that is very difficult to remove with detergents or water alone. If left untreated, the oxidation of the oil can break down the binder in asphalt, causing chunks of aggregate to break loose from the pavement. Sealcoating creates a solid one-eighth inch coating that keeps harmful substances from seeping into the surface of the asphalt and destroying it.
To get the most out of your asphalt driveway or parking lot, you need to routinely inspect and reapply seal coat. This helps to extend the life of your parking lot and saves you money on expensive repairs or full replacement.
When your asphalt is in need of repair, it is important to work with a professional and experienced company to ensure the job is done correctly. With a proper installation and high-quality materials, you can be sure your asphalt will last for years to come.
In addition to providing a protective barrier, sealcoat also prevents the penetration of water into the asphalt’s pores. Water seepage erodes the surface of the asphalt, leading to cracks and potholes. Sealcoat blocks out the water, keeping it out and saving you money on costly repairs down the road.
The selection of the right sealer is crucial, tailoring it to your specific property’s needs based on traffic levels and potential chemical exposure. Environmentally friendly options, such as asphalt emulsion-based sealers, provide a great level of protection for your property and are less harmful than coal tar products.
Regular maintenance through sealcoating is the best way to extend the lifespan of your parking lot or driveway. While a seal coat requires an initial investment, it will pay for itself in the long run when you avoid expensive maintenance costs and repairs down the road.
Prevents Cracking
Sealcoating offers a barrier that shields asphalt from environmental elements, like UV rays and water intrusion. When this happens, cracks are prevented from growing and compromising the structural integrity of the pavement, which significantly extends the lifespan of the pavement.
Seal Coating is a preventive maintenance technique that should be undertaken regularly, typically every three to five years. It is not a cure for worn or deteriorated asphalt; however, it does offer significant benefits and should be considered as part of your overall asphalt maintenance plan.
Pavement that is cracked or crumbling is a major safety hazard for both pedestrians and drivers, especially during inclement weather. Sealcoating can help prevent these issues by filling in the existing cracks, allowing for proper drainage and preventing the penetration of moisture into the cracks.
Before the sealing process begins, it is important that all debris and dirt be removed from the surface of the pavement. A professional pavement contractor will use robust cleaning equipment, such as blowers, rotary brooms, and sweepers to ensure a clean, uniform look. The linear cracks on the pavement will also be blown out using compressed air and then filled with a hot rubberized crack filling compound to prevent them from returning.
Once the pavement is cleaned and prepared, the crew will apply the sealant, utilizing specialized sprayers or squeegees to get an even coating. It is imperative that the pavement is untouched for 24 hours afterward, to allow the sealant to set properly. It is also recommended that traffic is kept to a minimum, if possible, while the sealant is curing.
Aside from its protective function, sealcoating can also enhance the aesthetic of a commercial property’s parking lot. The smooth, black appearance of the pavement is visually appealing and reflects well on the property, giving a professional and clean image.
Both sealcoating and crack sealing are essential components of an asphalt maintenance plan. The decision of which service to choose depends on several critical factors, such as the age of the pavement and its current condition. Crack sealing, as a reactive method, is best suited for older pavements that have already developed cracks and potholes. In contrast, a proactive sealcoating approach is more beneficial for newer pavements and can effectively guard against potential damage, prolonging the lifespan of the asphalt and reducing the frequency of costly repairs and lengthening the time between resurfacing projects.
Prevents Deterioration
Asphalt is a petroleum-based material and as such, it softens when exposed to water and sunlight. Over time, oxidation causes the asphalt binder to degrade, which in turn leads to pavement deterioration. Sealcoating your asphalt every two to three years slows this deterioration and extends the lifecycle of your parking lot or driveway.
The first step of the sealcoating process involves thoroughly cleaning your paved surface. This is usually done by power washing or using industrial sweepers. It is important that all debris and dirt are removed from the surface to ensure that the sealant adheres properly to the asphalt. Once the surface is clean, our professionals apply the sealant by spraying or squeegeeing it evenly across the entire surface to be treated.
Applied correctly, the sealant will fill in small cracks in your asphalt and prevent them from growing into larger cracks that can cause damage to the subbase of your pavement. The sealant also stops water from penetrating the asphalt and eroding the clay or dirt beneath it. By preventing this erosion, the sealant helps your asphalt last longer and protects the concrete or masonry structures that support it.
Once the sealant has been applied, it is allowed to dry completely before vehicles or pedestrians are permitted on the paved area. The sealant can take a minimum of 24 hours to fully cure, so the parking lot or driveway should be closed off to traffic during this period. The sealant can withstand foot and vehicle traffic once it has cured, but it is best to avoid heavy or concentrated loads on the surface until then.
As mentioned previously, the primary reason why property owners invest in a sealcoat application is to extend the life of their asphalt pavement. This investment of a few pennies per square foot for maintenance saves them money over the long-term by avoiding costly repairs or replacements down the road.
Additionally, the fresh appearance that a newly sealed parking lot provides can have a positive impact on the image of your business and can be a factor in whether or not customers choose to visit you. The dark color of the sealant brings out the original rich black look of your asphalt and makes it look like new again, enhancing the overall curb appeal of your business property.