When it comes to maintaining your commercial property, one area often overlooked is the asphalt pavement. Whether it’s a busy parking lot or a heavily trafficked driveway, your asphalt is subject to constant wear and tear. That’s where commercial asphalt sealing comes in. It’s not just a protective measure; it’s a smart investment that can save you time and money while keeping your property looking its best.
This guide will walk you through everything you need to know about asphalt sealing, its benefits, and how to get started.
Understanding Asphalt Sealing
What Is Asphalt Sealing?
Asphalt sealing involves applying a protective layer, known as a sealant, over your asphalt surface. This layer acts as a barrier against external factors such as UV rays, water, oil, and chemicals that can damage the asphalt over time.
By sealing the asphalt, you preserve its integrity while improving its durability and appearance. Think of it as sunscreen for your pavement, shielding it against everyday wear.
Types of Sealants
There are different types of sealants available, each suited to specific needs:
- Coal Tar Sealers: Highly durable and resistant to chemicals, making them ideal for high-traffic areas.
- Asphalt-based Sealers: More environmentally friendly and aesthetically pleasing, often used for surfaces like parking lots and driveways.
- Acrylic Polymer Sealers: Premium sealants that provide excellent durability and are safer for the environment.
- Rubberized Asphalt Sealers: Great for enhancing flexibility and preventing cracks on asphalt surfaces.
Choosing the right sealant for your project depends on the location, traffic volume, and exposure to elements.
Benefits of Commercial Asphalt Sealing
▶ Protects Against Weather
Commercial asphalt surfaces endure extreme weather conditions. From intense sun exposure to freezing cycles, these elements can weaken your asphalt. Sealing your pavement helps protect it from UV damage, water infiltration, and freeze-thaw cycles that lead to cracking and potholes.
▶ Prevents Damage
Cracks, potholes, and surface deterioration often start small but escalate quickly. A sealed surface is up to 70% less likely to develop such issues, saving you from costly asphalt crack repair or extensive maintenance in the future.
▶ Enhances Curb Appeal
Your parking lot is often the first thing customers notice. A well-maintained, high-quality asphalt surface communicates professionalism and shows that you care about customer experience. Many businesses report an increase in customer satisfaction with well-maintained parking areas.
▶ Extends Lifespan of Your Asphalt
Did you know that consistent sealing can double the lifespan of your asphalt? Rather than replacing your pavement prematurely, sealing ensures it remains durable and cost-effective for years to come.
▶ Saves Money
Sealing doesn’t just prevent damage; it offers significant financial benefits. Businesses that seal their asphalt regularly save up to 50% on long-term maintenance and repair costs, turning maintenance into measurable ROI.
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When to Seal Your Commercial Asphalt
Timing is everything when it comes to asphalt sealing. Here’s how to know if it’s time:
Factors to Consider
- Traffic Volume: Heavily trafficked areas require more frequent sealing, as constant movement increases wear.
- Climate: Colder climates with freeze-thaw cycles may warrant more frequent sealing to prevent cracking.
- Overall Condition: If your asphalt is starting to fade or crack, it’s time for sealing.
Signs It’s Time to Seal:
- Faded or dull appearance
- Visible cracks or small potholes
- Pools of water accumulating on the surface
- Oil stains or chemical damage
The Asphalt Sealing Process
Professional asphalt sealing involves several carefully executed steps to ensure a durable finish:
1. Preparation
Professionals clean the surface thoroughly, removing debris, oil stains, and dirt. Cracks and minor damage are filled to create an even surface.
2. Application
The selected asphalt sealer is applied using a sprayer or squeegee. Multiple thin layers ensure even coverage and maximum protection.
3. Curing
The sealant is left to cure properly, which usually takes 24–48 hours. This ensures the sealant bonds effectively to the surface for long-lasting results.
Choosing the Right Sealing Service
Not all asphalt sealing services are created equal. Here’s what to look for in a reputable provider:
- Experience: A company with a proven track record knows how to handle different conditions and challenges.
- Quality Equipment: Advanced sealing equipment ensures a smooth, even application.
- Customer Reviews: Positive testimonials and references speak volumes about the company’s reliability.
- Fair Pricing: Look for clear, transparent pricing without hidden fees.
Cost Considerations
While the asphalt repair cost may vary, sealing remains a cost-effective solution for pavement protection. Major cost factors include:
- Surface Area: Larger areas require more sealant, increasing costs.
- Sealant Type: Premium sealants often cost more but deliver better results.
- Labor Costs: Professional services are more reliable but come at a premium.
Ultimately, sealing your asphalt reduces the likelihood of expensive repairs, making it a worthwhile investment.
Maintenance Tips for Sealed Asphalt
To maximize the benefits of sealing, ongoing maintenance is essential:
- Clean the surface regularly to prevent debris buildup.
- Fill cracks as soon as they appear to avoid further damage.
- Avoid heavy loads during the curing period.
- Reapply a sealant every 2–3 years or as recommended by professionals.
Frequently Asked Questions About Asphalt Sealcoating
Is sealcoating necessary for all types of asphalt surfaces?
Yes, sealcoating is recommended for all types of asphalt surfaces to extend their lifespan and prevent damage from elements such as water, UV rays, and oil spills.
Can I apply a sealant myself or should I hire a professional?
While it is possible to DIY sealcoating, hiring a professional will ensure proper application and long-lasting results. Professionals also have access to high-quality materials and equipment.
How long does the sealing process take?
The time it takes to complete the sealing process depends on the size of the surface and weather conditions. On average, it can take anywhere from 24-48 hours for the sealant to fully cure. It’s important to avoid foot and vehicle traffic during this time to ensure the best results.
How often should I reseal my pavement?
The frequency of resealing will depend on various factors such as climate, amount of traffic, and type of sealant used. In general, it is recommended to reseal every 2-3 years for residential surfaces and every year for high-traffic commercial areas. However, regular inspections and maintenance can help determine when it’s time for a new coat of sealant.
Can I apply a new coat of sealant over an existing one?
In most cases, it is not recommended to apply a new coat of sealant over an existing one. This can cause a build-up of layers and decrease the effectiveness of the sealant. It is best to properly strip and prepare the pavement before applying a new coat of sealant for optimal results.
However, in some cases where the existing sealant is still in good condition, a thin layer of compatible sealant may be applied to freshen up the appearance. Again, it is important to consult with a professional contractor to determine if this option is suitable for your specific pavement maintenance needs.
In Summary
Commercial asphalt sealing isn’t just a maintenance task; it’s a valuable investment in protecting your property, enhancing its aesthetics, and saving money in the long run. Whether it’s extending the life of your parking lot or keeping up appearances for your customers, the benefits of sealing are undeniable.
If you’re ready to protect your asphalt and enjoy peace of mind, schedule your sealing service with us today. ACI Asphalt and Concrete is here to help your business look its best.
Related Post: Pavement Protection 101: The Process of Asphalt Sealcoating