Whether you’re a property manager or own a facility with an asphalt parking lot, it’s essential that you have a seal coat applied to your parking lot to protect it. Even if you understand the importance of a seal coat, you might still be asking, “How often should you seal coat an asphalt parking lot?” At Pavement Transformations, we have answers to this question and others that you might have about asphalt seal coating.
What is asphalt seal coating?
A seal coating for asphalt is a layer that’s meant to protect the pavement from water, oils, and sun damage. A seal coating is necessary for an asphalt parking lot to last longer after years of exposure to the elements. Water can get down into cracks, then expand once it gets cold and make them worse. UV rays from the sun can dry the asphalt’s surface and weaken the bonds in the mixture of components and oils, making the asphalt crack and crumble. A seal coating protects asphalt pavement from all these things.
How often should a parking lot be seal coated?
In order to maintain an effective seal for an asphalt parking lot, the coating should be applied every three years. During that time, the previous seal has worn down and left the original asphalt surface exposed to the elements. It’s essential to apply two coats of sealer to achieve maximum results when applying a seal coat. Once applied, the second coat should dry and cure for at least 24 hours before making it available to vehicle traffic.
How long does seal coating last?
The life of a seal coating depends mostly on the condition of the asphalt when it’s applied. Asphalt that’s had the top layer broken and damaged will need to be sealed more often than a parking lot that still has a smooth, strong surface. A parking lot that’s in good condition can maintain a seal coat for three years before it needs to be done again.
How do you maintain a seal coating?
Maintaining a seal coating does require some work on the part of the property manager or owner to ensure that it lasts the full three years. While we don’t often think about keeping pavement clean, dirt and grime will go a long way to compromising the integrity of the seal. Friction from dirt and rocks can prematurely wear down the seal coating before it should be. Furthermore, if you see cracks in the surface, make sure to address them promptly because the asphalt beneath the seal can be exposed and erode as well.
Will the parking lot eventually need to be repaved?
Despite maintaining an asphalt parking lot with a seal coat, it will eventually have to be repaved. Deep potholes, large cracks, and massive holes can all cause damage to vehicles driving through the parking lot and won’t be repaired with a seal coat. These are all signs that the parking lot needs to be repaved and sealed. Even without excessive damage like potholes and cracks, it’s a good idea to repave after about 20 years.
Get in touch for more
You can get a solid answer to the question, “How often should you seal coat an asphalt parking lot?” and others by reaching out to us at Pavement Transformations. We’re experts in applying seal coats to asphalt parking lots to help extend the life of your lot. Schedule a consultation with our team by calling 919-208-9350 or sending a message using our online contact form.
