Sealcoating

Pavement maintenance contractors are not the only people who understand the importance of an aesthetically pleasing parking lot. Property managers, business people and visiting customers, homeowners, and the general public know it as well. However, it is usually only the contractor who understands that the best way to maintain a parking lot is with regular maintenance. This maintenance can vary in scope, but the final goal is the same: to increase pavement life. Regular Maintenance usually includes cracksealing, pothole repair, and sealcoating.

Sealcoating is one of the most important elements of a pavement maintenance plan because it slows pavement deterioration.

The sealcoat we use consists of  a liquid asphalt emulsion, containing minerals and asphalt cement mixed with inert fillers, water, emulsifying agents, and additives. Our sealcoat is not toxic, carcinogenic, and does not contain organic solvents. No hazardous fumes are given off in the curing process.  Applied in thin coats, this surface treatment is used to protect off-highway pavement surfaces, such as parking lots, driveways, runways, service stations and heliports. However, a sealcoat, like all pavement maintenance repairs, is a temporary means of inhibiting pavement deterioration and needs to be applied on a regular basis, about every 3-5 years depending on traffic volume over the sealed area.

If applied properly at the right time, sealcoating benefits the pavement in many ways:

Beautification

Fresh sealcoat brings a dark black color to the pavement, making it look and wear like new. A black parking lot has a clean, rich look that presents a positive image of the company, facility, or residential complex. Striping also enhances the beauty of a newly sealcoated parking lot.

Slows oxidation and water penetration

Exposure to oxygen hardens asphalt binders and results in a brittle pavement surface that soon cracks. These cracks permit water to penetrate into the sub base, weakening it and reducing pavement strength. This in turn, leads to more cracks, which can eventually expand and become potholes. Sealcoats fill surface voids, reducing exposure to oxygen and water and prolonging pavement life.

Resists ultraviolet rays

Ultraviolet rays from the sun break the links between carbon bonds within asphalt, but these rays don't damage the aggregate within asphalt concrete. Although the sealcoat does not repair any damage that has already occurred to the asphalt, it does prevent ultraviolet rays from further damaging the asphalt pavement.

Reduces the effects of the freeze-thaw cycle

Another reason why sealcoating is so important to maintaining structurally sound pavements is because of Montana's freeze-thaw weather cycle. This wreaks havoc on the parking lot. A cold climate enhances the danger of water being caught in the pavement and freezing. As the water freezes it expands causing individual pieces of aggregate to break apart, or it can break out large sections. Sealcoating reduces these affects by making the pavement much more waterproof. The jet black color raises the temperature of the pavement making water evaporate more quickly and makes ice melt more quickly in the winter.
 

Easier to clean and maintain

Sealcoat also fills surface voids while coating the pavement surface. The resulting smooth and even texture makes surfaces easier to maintain year-round. For example, snow is easier to remove from a smooth surface, and sweeping is far more effective on a smooth surface.
 

Cost effective in the long run

The price of asphalt concrete will always be affected by crude oil prices, which fluctuate when supplies vary. According to manufacturers, during the recent Gulf crisis, asphalt prices in the United States went up 15% to 40%. It's less expensive to sealcoat a parking lot every few years than it is to overlay or replace a parking lot after it has deteriorated from a lack of regular maintenance.. Sealcoating preserves asphalt for only pennies per square foot.
 

Preparation and Application

In order for sealcoating to do its job, any structural failures or cracks must be repaired in advance. All potholes must be removed and replaced, cracks cleaned and filled, and oil spots thoroughly cleaned, or if bad enough, removed and replaced with new asphalt. We can then proceed by thoroughly cleaning the asphalt pavement. We use mechanical blowers and brooms to make sure that all dirt and debris is completely removed. On the average, 36 square feet of asphalt will be covered per gallon of asphalt emulsion. All areas which are dirty must be thoroughly cleaned because the sealcoat does not adhere properly to dusty, oily, or otherwise dirty areas.

Next, we apply the sealcoat by either hand squeegees, or in the case of a very large area, a seal coat buggy equipped with 100 gallon tank and dual squeegees to smooth the sealer and remove any excess as it passes over. Our sealcoat has an additional filler of slate which provides traction qualities to the finished product.

Hand Squeegee hard at work. :)

Facts You Should Know About Your Newly Sealcoated Lot

Sealcoating should only be performed under the proper weather conditions. The recommended air and pavement temperature is at least 50 degrees F and rising during sealer application and for 8 hours afterward. Traffic should be kept off a newly sealed surface for 24 hours to allow for drying (curing) time. We understand that such time frames are not always practical. However, as part of our commitment to our customers, we are equipped to provide our clients with an alternative solution by sealcoating the lots in smaller sections so as not to close down the entire area. We also do many sealcoating projects only during the weekends when the business is closed.

And finally, it is also important that you do not turn sprinklers back on, hose down or wash the area for 48 hours after work is completed, as the surface of the sealant might look cured, but underneath the surface, the sealer is still curing.
 

You cannot do structural repairs with a liquid sealant.

We have all painted our houses at one time or another and when confronted with an area of wood siding that is rough and is in need of replacement, we are tempted to reach into that bucket and put a huge glob of paint on that area to smooth it out and make it disappear. It usually works but not for long. Now, not only do you have an area with big pieces of paint peeling, but you will have to remove them first before you can paint the wood underneath. The same is true with sealcoating; sealcoat is not a replacement for asphalt. Sealcoating was never meant to replace asphalt, only to protect it. If an area is in such bad condition, we always recommend repairing it the right way. As in all types of contracting there is the right way to do the work and the wrong way. Usually the quick in and out way is also the wrong way. By providing facts and professional information, we can lead our customers to better understand and thus make informed decisions when choosing to repair and maintain their properties.