Asphalt Parking Lot Sealcoating
A sealcoat is a refined coal tar-based mixture, a bituminous-based product or acrylic sprayed over an asphalt surface to extend the overall life and quality of the pavement.
Asphalt over time will be oxidized by sunlight, water, and wind exposure. This hardens the material, making it more brittle, more prone to cracks and more easily damaged by weight loads and collisions. Taking preventative measures against this inevitability is the most cost-effective way to address this problem, and is crucial in climates like that of Cleveland, OH where asphalt is particularly prone to deterioration.
Benefits of Asphalt Sealcoating
Adding sealcoating to your asphalt parking lot maintenance schedule has many benefits. We’ve listed them below.
- Prevents Oxidation – A sealcoat functions as a barrier to drastically slow down the destructive effects of oxidation, (caused by asphalt’s exposure to oxygen, UV rays, and water).
- Prevents Potholes – A sealcoat is waterproof, keeping moisture out of cracks where potholes could develop as moisture freezes and thaws in the cold.
- Prevents Oil Damage – Oil and gasoline contact breaks down asphalt very quickly, and sealcoating prevents any oil or gasoline spillage from every making contact with the asphalt itself.
- Prevents Weight-Load Cracking – Cracks caused by excessive weight are prevented as the sun heats up a crisp, black parking lot more quickly than one that hasn’t been sealcoated. This pliable aspect of aspect is reactivated in the heat, allowing the asphalt to “give” more effectively under pressure.
- Added Friction – A sealcoat provides a layer of fine texture to combat the natural wear of asphalt pavements over the course of use, creating enough friction to prevent slippage that can be dangerous in winter months.
- Look Sharp – Sealcoating adds a black sheen to the surface of your asphalt pavement. Your parking lot is your company’s first impression and a pristine outside appearance makes the best first impression you can give.
A sealcoat cannot fix or improve structural flaws of an asphalt pavement, but instead guarantees longevity from the existing state of the pavement.
Parking Lot Sealcoating Prices
0-20,000 Square Foot Parking Lots: $0.10 Per Square Foot
20,001-50,000 Square Foot Parking Lots: $.09 Per Square Foot
50,001-100,000 Square Foot Parking Lots: $0.08 Per Square Foot
100,001-200,000 Square Foot Parking Lots: $0.07 Per Square Foot
200,001-1,000,000 Square Foot Parking Lots: $0.06 Per Square Foot
It is important to note that while these prices are accurate characterizations of the costs of sealcoating, there are additional variable costs which are assessed in a case-by-case basis. Therefore, determining the price of a sealcoating job is not as simple as calculating the square footage of your parking lot and multiplying with the associated figure listed above. Varying costs include:
- The distance of the job site from our crew.
- The number of sealcoating applications you choose. The optimal choice for balancing the longevity of a pavement and price is generally two coats.
- The amount of time/effort necessary for cleaning. An asphalt or concrete pavement must be free of vegetation, dirt and debris before our team can affect the surface.
When To Sealcoat A Parking Lot
If you’re on a regular schedule, you should only sealcoat your parking lot once every two years– unless the sealcoat is visibly no longer present. Overdoing your sealcoating will cause the surface layer of your parking lot to crack more quickly.
Imagine painting a piece of cardboard, and then giving it a slight bend- the presence of too many layers make it more difficult for all the paint to adhere, thus creating more cracks under pressure. Parking lots that get little use or sit in well-shaded areas can go as long as four or five years before applying a new sealcoat.
Wait, Don’t You Mean Resurfacing?
Many customers get “resurfacing” confused with “sealcoating.” Resurfacing is the process of adding an additional few inches of asphalt or concrete to the surface of a damaged pavement. Ohio Paving & Construction also offers asphalt and concrete resurfacing, and recommends resurfacing when the surface layer of an asphalt pavement has become thoroughly damaged by oxidation and other causes.
Sealcoating can’t begin until any surface damage is addressed, all potholes are filled, and all cracks are sealed. Then, the parking lot to be coated must be thoroughly cleaned with a sweeper truck, or using brooms and mechanical blowers by our crew.
Sealcoats are applied in the form of a spray or squeegee/brush but the method the sealcoating is applied makes a big difference towards to quality of the final result.
A paving contractor who uses a squeegee or brush does so selling the assumption that using more of the material is better (and more expensive), which couldn’t be further from the truth. Applying such a thick layer of sealcoat to asphalt causes the material to rarely cure properly, requiring a new sealcoat to be applied sooner, and can also leave
Ohio Paving & Construction uses a spray machine and applies leading Sealmaster products, providing a thin sealcoat and sand mixture that will preserve your asphalt for longer. The sand mixture is an important component preserving the friction of your parking lot.
A sealcoat is a water-soluble product, we recommend the pavement surface remain dry for 48 hours to cure properly. Traffic can begin traversing the surface after 24-36 hours, depending on the amount of direct sunlight exposure the pavement has received since its application.
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