Parking Lot Protective Asphalt Sealcoating Systems

There is no question that a parking lot takes a beating day-in and day-out. And, in many climates, just the temperature swings alone are enough to cause accelerated deterioration. Constant freeze / thaw cycles, of course, cause constant expansion and contraction (cracks) – increasing the risk of water infiltration. Then the water freezes, expands the cracks further, and compounds the problem even more.

Also adding stress to the parking lot is the Striping brutal effect of daily traffic; not to mention, it receives its share of small (and large) fuel and chemical spills and leaks from automobiles, equipment, etc. Even our warm and friendly sun adds to the negative effects by constantly spreading its ultraviolet rays helping to cause further deterioration by increasing the rate of oxidation, causing the asphalt to become dry and brittle. The result? Obviously, a greater risk of cracking and more water infiltration.

All of those factors combined make for an uphill battle to properly maintain parking lots. You definitely have to stay in front of the eight ball.

KEEP IT ON THE SURFACE

One way to do that is to keep those deteriorating effects on the actual parking lot surface. After all, the surface was designed to take the beating and, acting as a shield, not allow the deteriorating effects to negatively impact the base material. In order to ensure the surface, or “shield,” continues to meet the demands for many years to come, sealcoating is a key component to any parking lot maintenance program. Sealcoating does just what the name implies of course, sealing the top coat of asphalt pavement further improving its “shielding ability.”

Although each project will vary depending on area, condition, location, etc., the general process is described in more detail below.

The Pre-application Process

ASSESS THE ASPHALT QUALITY

Assessing the quality of your asphalt is important as it helps determine what preparation steps need to be completed before applying the sealcoating. Three key factors are important in that determination and they are:

I) Well Drained and Stable

II) Frequency and Size of Cracks

III) Oil Free Surface

The level of those three factors can dramatically increase or decrease the quality of the sealcoating application and performance.